Franklin vs Memphis
The short version
- Memphis is cheaper overall: prices in its metro run 4% lower than in the Franklin area (BEA 2024).
- The median home costs $169,000 in Memphis and $705,400 in Franklin.
- Households earn more in Franklin ($119,528 vs $51,736 median).
- Memphis has more scorching days: 72 a year at 90°F or hotter vs 45.
- Franklin is growing faster: +8% since 2020 vs -3%.
Side by side
| Franklin, TN | Memphis, TN | |
|---|---|---|
| People | ||
| Population (2025) | 90,226 | 609,647 |
| Growth since 2020 | +8% | -3% |
| People per square mile | 2,025 | 2,104 |
| Median age | 38.6 | 34.2 |
| Bachelor's degree or higher | 65% | 28% |
| Money and housing | ||
| Median household income | $119,528 | $51,736 |
| Median home value | $705,400 | $169,000 |
| Home value to income | 5.9× | 3.3× |
| Median rent (with utilities) | $1,923 | $1,181 |
| Metro price level (US = 100) | 96.3 | 92.2 |
| Housing price level (US = 100) | 104.6 | 79.8 |
| $75,000 elsewhere equals | $72,300 | $69,100 |
| Homeowners | 64% | 45% |
| Top state income tax | None | None |
| Combined sales tax | 9.61% | 9.61% |
| Work and commute | ||
| Average commute (minutes) | 23.9 | 21.1 |
| Work from home | 30% | 9% |
| Take public transit | 0% | 1% |
| Unemployment (2020-24 avg) | 2.2% | 8.3% |
| Poverty rate | 4.6% | 23.1% |
| Weather | ||
| January high / low | 49° / 29° | 51° / 33° |
| July high / low | 91° / 69° | 92° / 74° |
| Precipitation per year | 54 in | 55 in |
| Snowfall per year | 2 in | 3 in |
| Days 90°F or hotter | 45 | 72 |
| Nights below freezing | 84 | 44 |
| Comfortable months | 2 | 2 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively Moderate | Relatively High |
| FEMA risk score (lower is safer) | 85.1 | 99.4 |
| Good air days, 2025 | 51% | 56% |
| Home prices, past year | +1.6% | +1.8% |
| Home prices, past 5 years | +45.8% | +33.1% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Franklin: September to October. Memphis: September to October.
Full monthly tables: Franklin weather by month and Memphis weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $72,300 in Franklin and $69,100 in Memphis. Moving from Franklin to Memphis, you would need about $71,800 to match a $75,000 salary.
Moving between Franklin and Memphis
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Franklin and Memphis.
Which would you pick?
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