Bartlett rentals,
managed end-to-end.
Local expertise for Bartlett property owners. In-house cleaning, maintenance, and laundry. 10% STR. 8% LTR. No hidden fees. Free property analysis for any address you send us.
Rent ladder for Bartlett houses.
Rentometer rent comps for Bartlett single-family rentals over the past 12 months. Bedroom counts with fewer than 50 comps are excluded for statistical reliability.
| Bedrooms | Median rent | 25th pct | 75th pct | Sample (n) |
|---|---|---|---|---|
| 2 BR house | $1,198 | $1,166 | $1,341 | 8 † |
| 3 BR house | $1,745 | $1,570 | $1,913 | 244 |
| 4 BR house | $2,199 | $1,996 | $2,418 | 99 |
| 5 BR house | $2,360 | $2,068 | $2,703 | 13 † |
† Sample size under 50. Use as directional guidance, not a market benchmark. All data: Rentometer, house rentals within 12 months, May 2026.
Bartlett's price gradient runs west to east.
Click a tier on the map. Rent ranges, comp counts, and neighborhood lists update live. Western edge near Raleigh = lower entry, better cash flow. Eastern edge near Lakeland = newer stock, longest tenant tenure.
Central Bartlett
Four metrics. One thesis.
Lower entry than Collierville, better tenant quality than the city core, school-district-driven retention. The signal in four cards.
The thesis, plain-stated.
Bartlett is the volume play in the eastern Memphis suburbs. The median home sells for $315,000, roughly $170K less than Collierville and $140K less than Arlington, with a school district that competes with both. That price-to-quality ratio is the reason Bartlett keeps showing up in BiggerPockets investment threads about Memphis. For a full breakdown of why the Memphis metro outperforms other mid-market cities, see our analysis of the Memphis rental market.
Investors comparing Bartlett to nearby Collierville will find a lower entry price ($315K vs $483K) with a better rent-to-price ratio. Those prioritizing yield over school-district prestige often look at Cordova or neighborhoods inside the Memphis city limits.
The typical Bartlett investor property is a 3BR/2BA built in the 1990s or 2000s, priced $250K to $350K, renting for $1,570 to $1,913. The tenant profile is families with children in Bartlett City Schools, dual-income professional households, and healthcare or logistics workers commuting along the I-40 and Germantown Parkway corridors. The 2026 Memphis Housing Outlook covers metro-wide trends affecting these dynamics.
One honest caveat: Bartlett's population has been flat to slightly declining over the past decade, even as neighboring suburbs like Lakeland have grown. This is not a red flag for rental demand. The school district and employment access keep tenants coming. But it does mean appreciation may be slower than in high-growth areas. Bartlett is a cash-flow-and-stability play, not a speculative appreciation bet.
A market where pricing is not a guess.
244 three-bedroom rentals from the past 12 months. σ of $254, roughly 1% of the mean. The IQR is $343 wide. Anything outside the band is a pricing error, not a market signal.
Six metrics. One image.
The questions out-of-state investors ask before they sign, answered in a single chart.
LTR is the steady play. STR is the seasonal one.
Long-term: predictable , low-churn, school-anchored.
The stronger and more predictable play in Bartlett. Tenants come for Bartlett City Schools, sign 12-month leases, and renew. Lease retention is the single biggest contributor to net returns over a 5–10 year hold. Learn more about our long-term management services.
- 244 comps · σ $254. Pricing is not a guess. IQR is $343 wide.
- 16% renter-occupied. Tight supply, fast lease-up.
- Bartlett City Schools (since 2014). Tenure is the moat.
- No lease-up fee. No tech fee. No maintenance markup. Flat 8%.
Short-term: seasonal , growing supply, manage with care.
Bartlett is not a tourism market. STR demand is corporate relocations, family visits, traveling workers. Revenue is real but swings sharply with the calendar. See how LPS STR properties perform across the portfolio in our STR performance case study.
- $2,300 trough → $4,500 peak. June owns the year.
- Supply +66.7% YoY. 35 active listings. The caution flag.
- Permit required. Bartlett residential zones (A-O, OR-1, OR-2). See our STR management services.
- $10K–20K furnishing capex. Not in monthly math.
June owns the year. Plan for both ends.
Monthly revenue swings from $2,300 trough to $4,500 peak. Supply grew 66.7% YoY, a caution flag for new entrants. ADR up 5.5% YoY but absorption is the question.
STR revenue & occupancy by month · Bartlett, TN
The Bartlett tenant stays. School-district-driven, school-district-renewed. Lease retention is the single biggest contributor to net returns over a 5–10 year hold.LPS Leasing Desk · Memphis, TN
$315K. 3BR/2BA. Run both ways.
Central Bartlett (38134), pre-debt. LTR at median market rate. STR at AirDNA market average. Use the LPS calculator to plug your specific numbers.
Long-term rental
8% LPS FEEShort-term rental
10% LPS FEEBoth pre-debt service. STR excludes $10K–$20K furnishing setup. STR seasonal: $2,300 trough (winter) to $4,500 peak (June). Use the LPS Rental Calculator for your own numbers.
Five questions, five honest answers.
What does the management fee actually include?
8% LTR / 10% STR. Covers leasing, screening, rent or guest collection, maintenance coordination, monthly statements, lease enforcement, dynamic pricing (STR), and turnover ops (STR). No lease-up fee. No onboarding fee. No tech fee. No maintenance markup. We run our own crews.
How fast does a Bartlett property lease?
14–21 days at correct pricing. We use Rentometer plus our own leasing-desk data, not Zillow. If a property sits past 30 days, we re-evaluate pricing and presentation. We don't blindly discount.
How do I evaluate a deal before I buy?
Send the address. We return a real rent estimate (not a Zestimate), flag micro-location issues that don't show up online, and tell you if the deal is bad. Free. No obligation. We'd rather help you avoid a problem property than inherit one.
Do I need an STR permit in Bartlett?
Yes. Bartlett requires a permit for STRs in residential zones (A-O, OR-1, OR-2). Type 1 for new operations; Type 2 grandfathers properties operating before July 10, 2018. HOA covenants can override the city permit. Verify before you buy. Memphis STR Permit Guide →
Is Bartlett "Memphis" for crime?
No. Bartlett has its own police department and crime rates well below the Memphis city average. Bartlett, Collierville, Germantown, and Arlington are independent municipalities with independent governments. Crime profile is comparable to affluent suburbs in any major U.S. metro.
Property taxes: what should I model?
Combined rate $4.35 / $100 of assessed value (Shelby County $2.69 + City of Bartlett $1.66, FY2026). Tennessee assesses residential at 25% of appraised. On a $315K home: ~$3,400/year. The 2025 reappraisal raised Bartlett values an average 39%. Verify via the Shelby County Trustee tax calculator.
Send your Bartlett address.
We'll send the real numbers.
Not a Zestimate. Actual leasing-desk rent estimates from 244 Bartlett comps. We'll flag micro-location risks before you wire earnest money.
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