Buffalo, NY vs Memphis, TN
Simple answer
You'd likely save $122 a month in Memphis.
This is the HUD 2-bedroom fair-market rent for October 2026 through September 2027. It is not your lease.
The largest cost gap in this pair is Census rent. Census median gross rent differs by $216, with Memphis higher.
New York taxes wages at rates up to 10.90%. Tennessee has no tax on wages. Combined sales tax differs by 1.1 percentage points, higher in Tennessee. The effective property tax gap is 1.01 percentage points, higher in New York.
After a move from New York to Tennessee, these benefit results change for a family of four at $40,000 and a single adult at $18,000: Marketplace premium tax credits, Medicaid and CHIP.
A $75,000 salary in Buffalo lines up with about $72,132 in Memphis on the 2024 all-items price parity. Census median gross rent and the commute figures are 2024. Fair Market Rents are fiscal year 2027.
Buffalo
Buffalo-Cheektowaga, NY
- 2-bedroom Fair Market Rent
- $1,423
- HUD area
- Buffalo-Cheektowaga, NY MSA
- Census median gross rent
- $1,114
- All-items price parity
- 95.8
- Goods price parity
- 99.7
- Utilities price parity
- 129.5
- Mean commute
- 21.5 min
- Median household income
- $72,300
Memphis
Memphis, TN-MS-AR
- 2-bedroom Fair Market Rent
- $1,301
- HUD area
- Memphis, TN-MS-AR HUD Metro FMR Area
- Census median gross rent
- $1,330
- All-items price parity
- 92.2
- Goods price parity
- 96.2
- Utilities price parity
- 74.1
- Mean commute
- 24.4 min
- Median household income
- $68,124
Equivalent salary
The first number keeps the same place in the national price level. The second also runs 2026 federal income tax, employee Social Security and Medicare, and a simplified state income tax. Groceries use the BEA goods price parity, not a grocery receipt.
$72,132
Salary in Memphis that matches the 2024 all-items regional price parity.
$65,441
Gross salary in Memphis whose after-tax pay buys the same basket, using price parities.
$68,570
Scales the salary by the ratio of HUD 2-bedroom Fair Market Rents. Rent is not the whole budget.
Taxes on the two sides of the move
| Tax | New York | Tennessee |
|---|---|---|
| State income tax on wages | up to 10.90% | No wage tax |
| Combined sales tax, Jan 1, 2026 | 8.5% | 9.6% |
| Effective property tax, ACS 2024 median / median | 1.45% | 0.45% |
On a $400,000 home, the state median effective rate implies about $5,818 a year in New York and $1,790 in Tennessee. That illustration is not a local bill. Childcare prices are not in the verified dataset for these metros.
Benefits if you land in Tennessee
Same household, $40,000 a year, scored once in New York and once in Tennessee. This is an illustration, not your application.
Food stamps (SNAP)
BuffaloLikely eligible
MemphisLikely eligible
Medicaid and CHIP
BuffaloLikely eligible
MemphisLikely eligible
WIC
BuffaloLikely eligible
MemphisLikely eligible
School meals
BuffaloLikely eligible
MemphisLikely eligible
LIHEAP
BuffaloMaybe
MemphisMaybe
Earned Income Tax Credit
BuffaloLikely eligible
MemphisLikely eligible
Child Tax Credit
BuffaloLikely eligible
MemphisLikely eligible
Marketplace premium tax credits
BuffaloUnlikely
MemphisLikely eligible
Lifeline phone and internet
BuffaloLikely eligible
MemphisLikely eligible
SSI
BuffaloUnlikely
MemphisUnlikely
| Program | Buffalo | Memphis |
|---|---|---|
| Food stamps (SNAP) | Likely eligible | Likely eligible |
| Medicaid and CHIP | Likely eligible | Likely eligible |
| WIC | Likely eligible | Likely eligible |
| School meals | Likely eligible | Likely eligible |
| LIHEAP | Maybe | Maybe |
| Earned Income Tax Credit | Likely eligible | Likely eligible |
| Child Tax Credit | Likely eligible | Likely eligible |
| Marketplace premium tax credits | Unlikely | Likely eligible |
| Lifeline phone and internet | Likely eligible | Likely eligible |
| SSI | Unlikely | Unlikely |
Marketplace premium tax credits changes. In Buffalo the result is “Unlikely — Medicaid is the closer program.” In Memphis it is “Likely inside the 2026 subsidy range.” New York expanded Medicaid, and this income is in the Medicaid range. Marketplace subsidies are usually not the program in that case.
Related comparisons
From Buffalo
The eight largest 2-bedroom Fair Market Rent gaps from Buffalo.
- Buffalo and San Francisco · rent gap $2,274
- Buffalo and San Jose · rent gap $1,849
- Buffalo and Boston · rent gap $1,585
- Buffalo and New York · rent gap $1,548
- Buffalo and Los Angeles · rent gap $1,541
- Buffalo and San Diego · rent gap $1,400
- Buffalo and Miami · rent gap $1,141
- Buffalo and Seattle · rent gap $1,126
Nearby metros
How the salary and tax math works · The reverse city order redirects to this address.