Washington, DC vs Memphis, TN
Moving from Washington to Memphis? Here's what changes — from your equivalent salary to housing ($583,013 → $247,229 median home) and taxes.
Washington vs Memphis at a glance
Bars scaled to the range across all 200 metros; labels show actual values.
To keep the same standard of living as $100,000 in Washington, DC, you'd need about $77,391 in Memphis, TN (−$22,609).
Livability — Washington, DC: 39 · Memphis, TN: 70 (0–100).
What your home budget buys
A $500,000 home budget gets you about 1,286 sqft in Washington vs 4,045 sqft in Memphis ($389 vs $124 per sqft).
Annual cost breakdown (at $100,000)
| Category | Washington, DC | Memphis, TN | Difference |
|---|---|---|---|
| Housing | $28,992 | $17,292 | −$11,700 |
| Groceries | $5,318 | $4,715 | −$602 |
| Transportation | $3,855 | $3,130 | −$725 |
| Utilities | $7,932 | $4,764 | −$3,168 |
| Insurance | $180 | $180 | +$0 |
| Taxes | $9,000 | $3,343 | −$5,658 |
| Total | $55,277 | $33,424 | −$21,853 |
Effective state & local tax rate on $100,000 — Washington, DC: 9.0% · Memphis, TN: 3.3% (income + local + sales + property tax where applicable ÷ income)
Assumptions: 500 gal gasoline/yr · $5000 base annual grocery · 35% of income sales-taxable. Renter: housing = median rent, renter's insurance, no property tax.
Side by side
| Metric | Washington, DC | Memphis, TN |
|---|---|---|
| Cost-of-living index | 109.5 | 91.9 |
| Unemployment rate | 4.87% | 6.84% |
| Population growth (5-yr) | 4.2% | -0.6% |
| Air quality (median AQI) | 49 | 56 |
| Big Mac price (est.) | $6.23 | $5.23 |
| Median home price | $583,013 | $247,229 |
| Home price ÷ income | 4.9× | 4.0× |
| 1-yr home appreciation | -0.5% | 0.1% |
| Price per square foot | $389 | $124 |
| Median rent | $2,416 | $1,441 |
| Total tax burden (state avg, Tax Foundation) | 12.0% | 7.6% |
| Combined sales tax | 6.00% | 9.55% |
| Capital gains tax | 10.75% | None |
| Property tax rate | 0.95% | 0.87% |
| Life expectancy at birth | 80.8 yrs | 72.0 yrs |
| Healthcare (annual) | $7,800 | $6,300 |
| Uninsured (share of residents) | 7.4% | 11.2% |
| Primary care providers / 100k | 87 | 66 |
| Childcare (annual, infant) | $26,000 | $9,000 |
| Vehicle property tax | None | None |
| Days per year ≥ 90°F | 31 | 64 |
| Days per year ≥ 100°F | 1 | 2 |
| Homes with air conditioning (state) | 93% | 93% |
| Avg commute (min) | 34 | 24 |
| Commute by driving alone | 56.8% | 79.6% |
| Home insurance / yr | $1,400 | $2,200 |
| Auto insurance / yr | $2,000 | $1,600 |
| FEMA risk index (0–100, higher = more risk) | 82.9 — Relatively Moderate | 92.9 — Relatively Moderate |
| Flood insurance / yr | $800 | $700 |
| Earthquake insurance / yr | $100 | $350 |
| Electricity ¢/kWh | 25.4 | 14.9 |
| Gas $/gal | 3.40 | 2.95 |
| Natural gas / mo | $80 | $62 |
| Water & sewer / mo | $271 | $121 |
| Home internet / mo | $81 | $80 |
| Violent crime /100k (state avg) | 1,000 | 600 |
| Avg summer high °F | 88 | 89 |
| Avg winter low °F | 29 | 30 |
| Annual precipitation (in) | 41.8 | 54.9 |
| Annual snowfall (in) | 13.7 | 2.7 |
| Sunshine (% possible) | 56% | 64% |
| Permit difficulty (1–5) | 4 | 2 |
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