CURRENT Cordova/Shelby County (Memphis, Germantown: section 8, apartments, loans)

[Pearlbob]

I agree with Heather...if you want to be in an area "forever" then you want to be in a stable area. You cannot predict what will happen in 10 years, but Cordova is NOT stable right now, so I wouldn't bother with it. Unfortunately, it will most likely get a lot worse, pretty quickly, like Hickory Hill.

[mzloolue]

Originally Posted by worried4kids

So hey here's a couple more questions. If we didn't have to worry about schools....Would Cordova still be a bad choice as far as crime, and just overall living. And here's another question. Are there any bad parts of Arlington? We're searching for foreclosures, and have found some good deals in Arlington. Thanks!

Are we talking Arlington city limits or Arlington zip code area?

Either way you should be okay.

Except for in Chapel Hill.
It's not in Arlington proper, but I think that it is in that zip code.

[UofMGrad92]

Originally Posted by mzloolue

Are we talking Arlington city limits or Arlington zip code area?

Either way you should be okay.

Except for in Chapel Hill.
It's not in Arlington proper, but I think that it is in that zip code.

This is quite a largre area in the Memphis annexation reserve that is 38002 (Arlington's zip code). That may or may not be a good thing, but it will certainly cause some upheaval when annexation to Memphis does occur. History has not shown annexation by Memphis to have a stabilizing influence on neighborhoods.

These areas are generally just south of Lakeland and Arlington (south of Highway 64).

If long term stability in a good neighborhoo is your goal, then you are going to have to just pay more and move to an incorporated municipality outside of Memphis or to one of the good neighborhoods in East Memphis/Midtown/Downtown. None of these areas are immune to some turmoil, but historically have held up better than areas subject to annexation by Memphis (both before and after the actual annexation).

If you want to save a little money, you should look at an area like Millington. It is cheaper, but the slow growth has led to a pretty stable area. 385 provides good access to the eastern part of Shelby County, and it is a pretty easy (if not very scenic) drive down 51 to downtown. Not the best schools, but I think your daughter would be fine.

[mzloolue]

In north Shelby the zip codes can be deceptive.

I have a Millington zip, but the house next door has a Arlington zip.
I do not live in Millington and my neighbor does not live in Arlington.

Bolton HS has a Arlington zip, some of its phones have Arlington prefixes, but some have Rosemark prefixes as do the homes across the street.

[JoeCartpath]

I live in Cordova...moved here from Bartlett 5 years ago. Contrary to what a lot of people say, Cordova is probably as good as any place to live if you're inside the Memphis city limits. My neighborhood is relatively inexpensive and well kept. I feel safe...my wife and I go for walks in the late evening and never feel unsafe.

Living near Germantown Parkway is a double edged sword. Sure, there's a lot of traffic - but you're also within a mile or two of pretty much anything you'll ever need! We're within walking distance of Fresh Slices restaurant, so that's a plus. You'll quickly find routes to where you want to go to avoid most of the traffic.

Schools, however, are a concern. If you're going the private school route that wouldn't be an issue. Arlington is a good area - but be sure you're within the Arlington city limits so you don't get annexed later on.

As for property values, they're in the toilet everywhere now. I'm not convinced that Cordova is that much different from other moderately priced areas - probably worse than some, better than others. One thing that held down property values over the last few years is that there have been a lot of new subdivisions started in the area. Seems that many (maybe most) people would rather buy new homes (expecially if the builders is giving incentives) rather that a home just a few years old. So...that holds down prices on existing homes until there are no more new homes available in the area in the same general price range.

[worried4kids]

Originally Posted by UofMGrad92

This is quite a largre area in the Memphis annexation reserve that is 38002 (Arlington's zip code). That may or may not be a good thing, but it will certainly cause some upheaval when annexation to Memphis does occur. History has not shown annexation by Memphis to have a stabilizing influence on neighborhoods.

These areas are generally just south of Lakeland and Arlington (south of Highway 64).

If long term stability in a good neighborhoo is your goal, then you are going to have to just pay more and move to an incorporated municipality outside of Memphis or to one of the good neighborhoods in East Memphis/Midtown/Downtown. None of these areas are immune to some turmoil, but historically have held up better than areas subject to annexation by Memphis (both before and after the actual annexation).

If you want to save a little money, you should look at an area like Millington. It is cheaper, but the slow growth has led to a pretty stable area. 385 provides good access to the eastern part of Shelby County, and it is a pretty easy (if not very scenic) drive down 51 to downtown. Not the best schools, but I think your daughter would be fine.

I guess that's where we are confused. What constitutes something as East Memphis/Midtown/Downtown? Meaning if we're looking online to find homes to go and see, how do we know if a home is in one of these areas? Or how do we do a search for that area? Know what I mean?

[JoeCartpath]

East Memphis is pretty much east of Highland and inside the I-240 perimeter freeway

Midtown would be roughly west of East Parkway, south of North Parkway (confusing enough?) and North of Southern Avenue

Downtown is exactly that - between Danny Thomas and the river, south of I-40, north of Crump

There are exceptions, but that covers most of it....

A zip code map might be helpful to narrow it down for a search, but there will be some overlap

[mzloolue]

Originally Posted by worried4kids

I guess that's where we are confused. What constitutes something as East Memphis/Midtown/Downtown? Meaning if we're looking online to find homes to go and see, how do we know if a home is in one of these areas? Or how do we do a search for that area? Know what I mean?

It is very tricky.

The names of older areas were coined when the city was much smaller so it can get confusing.

Like there are areas that are in east Memphis, but they are not in East Memphis, if you know what I mean.

[worried4kids]

I thank all of you for all your great information. I'm going to go check that zip code map for me that pearlbob posted on another one of my threads. I don't know that I'd be anywhere near as calm as I am now If I hadn't gotten all this feedback from you all!

[UofMGrad92]

Originally Posted by worried4kids

I thank all of you for all your great information. I'm going to go check that zip code map for me that pearlbob posted on another one of my threads. I don't know that I'd be anywhere near as calm as I am now If I hadn't gotten all this feedback from you all!

Just be careful whatever you do. Buying in Memphis can be tricky. There are really nice areas of town that don't look so great, and declining areas that look terrific. You really have to take some time and get to know the area before you jump into buying a house. For example, there are areas off Grahm St. south of I-40 that are really nice, and the prices are very high. The neighborhood is good, and the school district (I believe) is White Station.

When you cross over I-40 Northbound on Grahm, the neighborhood looks very nice...big old houses on really big lots. The area might be okay, but as soon as you hit Macon (3 or so miles north of I-40) or go a little bit in either direction off Grahm, it's not so nice and could even be a dangerous area if you are closer to Macon than Summer. The high school for this area would be Kingsbury (I'm guessing), which isn't nearly as sought after as White Station.

Some of these houses/neighborhoods would be less than a mile or so from each other, would look remarkably similar, but would be night and day difference for long term stability.

If you want the best shot at some kind of stability, and you can't take the time to spend a few months looking around before you buy, you are going to have to buy in one of the suburban municipalities. If you look around any of them, you can find stuff in about any price range. You can get into a bit older home in Bartlett in a desireable school district for less than $125,000. You can get a newer, bigger home in Bartlett for as little as $190,000 to $225,000 (and if you want, you can spend $400,000 to $500,000 +). This price range ($190,000 to $225,000) would be the very low end of housing in Collierville or Germantown (if available at all for those kind of prices), but you could get into either one for $225,000 to $250,000. If I had a friend moving to town, that is what I would recommend to them.