What is the 2026 conforming loan limit in Shelby County, TN?

$806,500 for a one-unit property. Loan amounts above that move to jumbo or portfolio investor pricing. On a DSCR purchase at the county average basis of $421,429, an 80% LTV loan is roughly $337,143, so most files here stay inside the limit.

Which Shelby County market has the best rental cash flow?

On current modeling, Millington shows the strongest coverage in the county at about 1.28x, with an estimated $1,975/month lease against a $235,000 basis. Millington offers the lowest entry price at $235,000. Both are worth modeling on a specific address before you choose a submarket.

Can I use one DSCR lender across multiple Shelby County properties?

Yes, and it is usually the faster path. DSCR loans have no cap on financed properties, so once a lender has your entity documents, guaranty and reserve verification on file, subsequent acquisitions in Shelby County close on the same underwriting profile — typically 21–30 days per file, with the appraisal on the critical path.

Do property taxes in Shelby County affect my DSCR ratio?

Directly. County-assessed taxes sit inside PITIA, which is the denominator of the ratio. At the $421,429 county average, taxes and insurance are already built into the $2,765 monthly PITIA figure above. A reassessment after purchase can move a 1.05x file below 1.0, which is why we underwrite to the reassessed value rather than the seller's current tax bill.

Investor Hub · Shelby County, TN

DSCR & Investment Property Loans in Shelby County, TN

7 financed rental markets, an average 0.86x coverage ratio, and a $806,500 2026 conforming limit.

Markets Financed

Avg. Investment Basis

$421,429

Avg. Monthly Rent

$2,243/mo

Avg. Monthly PITIA

$2,765/mo

Avg. DSCR Ratio

0.86x

2026 Conforming Limit

$806,500

Investing in Shelby County

Shelby County covers 7 rental markets we actively finance in Tennessee — Arlington, Bartlett, Collierville, Germantown, Lakeland, Memphis and 1 more. Across those markets the median investment basis averages $421,429, a long-term lease averages $2,243/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $2,765. That produces a county-wide average DSCR ratio near 0.86x.

Basis varies more inside Shelby County than the average suggests. Millington is the lowest entry point at roughly $235,000, while Millington currently models the strongest coverage ratio in the county at 1.28x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.

County-level inputs that move your ratio

Everything in Shelby County shares one set of county-level inputs, and they matter to your ratio: the 2026 conforming loan limit here is $806,500, county property tax is assessed and collected at the county level, and recording and transfer charges at closing are set by the county clerk. Those three items are the reason a DSCR file that pencils in one county can fail two counties over at an identical price and rent.

1 of the 7 markets here support meaningful short-term rental revenue, so an STR-qualified DSCR file is a live option in Shelby County — expect 25% down, six months of reserves, and address-level permit verification before you go hard. Average estimated cap rate across the county is 4.21%.

Shelby County markets side by side

Market	Median Price	Est. Rent	Est. DSCR	Cap Rate
Arlington	$480,000	$2,375/mo	0.75x	3.68%
Bartlett	$340,000	$1,825/mo	0.82x	3.99%
Collierville	$570,000	$2,725/mo	0.73x	3.56%
Germantown	$560,000	$2,675/mo	0.73x	3.55%
Lakeland	$520,000	$2,525/mo	0.74x	3.61%
Memphis	$245,000	$1,600/mo	1.00x	4.86%
Millington	$235,000	$1,975/mo	1.28x	6.25%

Each row models a purchase at that market's median price with 20% down at an illustrative 7.50% DSCR rate on a 30-year fixed. Open a market for the full underwriting breakdown.

County averages are calculated across the 7 Shelby County markets we model, each at its own median price and market rent. Figures are illustrative estimates, not a loan offer or an appraisal. Conforming limits reflect the 2026 FHFA schedule for this county.

Shelby County investor FAQ

Markets and resources in Shelby County

Arlington investor guide

$480,000 median · 0.75x DSCR

Bartlett investor guide

$340,000 median · 0.82x DSCR

Collierville investor guide

$570,000 median · 0.73x DSCR

Germantown investor guide

$560,000 median · 0.73x DSCR

Lakeland investor guide

$520,000 median · 0.74x DSCR

Memphis investor guide

$245,000 median · 1.00x DSCR

Millington investor guide

$235,000 median · 1.28x DSCR

DSCR loans in Tennessee

Tennessee DSCR requirements

Tennessee DSCR cash-out refinance

Model a Shelby County deal

Send the address and we'll return the real DSCR ratio, PITIA and cash flow — including the county tax and insurance figures that decide whether the file clears 1.0x. Licensed in Tennessee.

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