Washington is about 18% more expensive than Memphis overall - $100,000 in Memphis is worth about $118,122 in Washington.
The housing gap between Memphis and Washington is the headline story. A median home in Washington costs $724,600 compared to $157,100 in Memphis - a 361% difference that shapes everything from your down-payment timeline to your commute radius. For first-time buyers, that translates to a $72,460 down payment in Washington versus $15,710 in Memphis.
Renters see the same pattern. The typical apartment in Washington costs $1,900/month versus $1,123/month in Memphis. But income matters too: the median household in Memphis earns $51,211 and in Washington earns $106,287. That means rent swallows about 26.3% of median income in Memphis and 21.5% in Washington.
Both cities are similarly sized metros - Memphis has 629,063 people and Washington has 672,079. That means comparable access to jobs, airports, and cultural amenities without the extremes of a mega-city.
Monthly cost breakdown: Memphis vs Washington
These estimates use BLS Consumer Expenditure Survey shares scaled by each city’s cost-of-living index. Housing uses the city’s actual median rent; ownership uses a 6.7%, 30-year mortgage with 10% down on the median home.
| Category | Memphis (rent) | Washington (rent) | Memphis (own) | Washington (own) |
|---|---|---|---|---|
| Housing | $1,123 | $1,900 | $912 | $4,208 |
| Transportation | $645 | $1,582 | $645 | $1,582 |
| Food | $507 | $1,244 | $507 | $1,244 |
| Healthcare | $319 | $781 | $319 | $781 |
| Other | $1,133 | $2,778 | $1,133 | $2,778 |
| Total | $3,727 | $8,284 | $3,517 | $10,593 |
Scenario: who actually wins?
The Renter
If you rent a median apartment and keep other spending typical, your monthly nut in Washington is roughly $22,800 per year in rent alone - $9,324 more than in Memphis. Add utilities, food, and transport and the annual gap widens. The crossover point: you need to earn about $118,122 in Washington to match $100,000 in Memphis.
The First-Time Buyer
A 10% down payment on the median home costs $72,460 in Washington versus $15,710 in Memphis. On a 30-year fixed mortgage at 6.7%, the monthly P&I difference is roughly $3,296. Over five years, that’s $197,745 in extra (or saved) housing costs.
The Remote Worker
If your salary is locked to a national scale regardless of location, Memphis is the obvious win. A $120,000 remote salary in Memphis has the purchasing power of about $141,747 in Washington. The catch: some employers use location-based pay bands, which can erase part of that advantage.
The Family of Four
With two median incomes, a household in Memphis earns roughly $76,816 and in Washington earns $159,430. After housing, the next biggest budget line is usually childcare and education - costs that vary less by city than housing does. The family math usually comes down to: can you afford the home you want on local salaries? In Washington, that answer is harder.
Memphis vs Washington: the numbers
| Metric | Memphis | Washington | Difference |
|---|---|---|---|
| Cost-of-living index (US=100) | 92 | 109 | +18% |
| Median rent | $1,123 | $1,900 | +69% |
| Median home value | $157,100 | $724,600 | +361% |
| Median household income | $51,211 | $106,287 | +108% |
Cost of living = BEA Regional Price Parities (US average = 100). Rent, home value, and income from the U.S. Census ACS. See our methodology.
What your salary is worth
A $100,000 salary in Memphis has the same buying power as about $118,122 in Washington. Going the other way, $100,000 in Washington is like $84,658 in Memphis.
Use the calculator below to compare any salary between Memphis and Washington.
Job market snapshot: Memphis vs Washington
Highest-paying roles with available data. Median salary where BLS publishes one, otherwise the average - the median avoids skew from senior outliers, so it is preferred when present.
| Role | Memphis | Washington | Difference |
|---|---|---|---|
| Marketing Manager | $132,720 | $169,570 | +28% |
| Software Developer | $113,500 | $141,510 | +25% |
| Data Scientist | $101,120 | $135,080 | +34% |
| Mechanical Engineer | $99,990 | $116,470 | +16% |
| Web Developer | $76,940 | $108,070 | +40% |
| Physical Therapist | $100,220 | $103,070 | +3% |
Moving from Memphis to Washington: a practical checklist
Before you pack, run the numbers on these five items:
- Total compensation, not just base salary. Factor in bonuses, stock, 401(k) match, and remote-work stipends.
- Housing math for your situation. Rent vs. buy changes the winner. Use our calculator above to model both.
- State income tax. Memphis and Washington are in different states, so your take-home pay will shift even if your gross salary stays flat. See our paycheck calculator for the exact difference.
- Commute and transportation. Gas, insurance, and tolls vary by metro. Check whether your new commute is longer or shorter.
- Healthcare network coverage. If you have employer-sponsored insurance, confirm your preferred doctors and hospitals are in-network in Washington.
Run these through our cost-of-living calculator with your actual salary to get a personalized answer.