Compare / Memphis to Virginia Beach
Memphis, TN vs Virginia Beach, VA
Simple answer
You'd likely save $366 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 Fair Market Rent. The 2-bedroom Fair Market Rent gap is $366: Virginia Beach is higher at $1,667 versus $1,301.
Tennessee has no tax on wages. Virginia taxes wages at rates up to 5.75%. Combined sales tax differs by 3.8 percentage points, higher in Tennessee. The effective property tax gap is 0.26 percentage points, higher in Virginia.
After a move from Tennessee to Virginia, 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 Memphis lines up with about $79,688 in Virginia Beach on the 2024 all-items price parity. Census median gross rent and the commute figures are 2024. Fair Market Rents are fiscal year 2027.
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
Virginia Beach
Virginia Beach-Chesapeake-Norfolk, VA-NC
- 2-bedroom Fair Market Rent
- $1,667
- HUD area
- Virginia Beach-Norfolk-Newport News, VA-NC HUD Metro FMR Area
- Census median gross rent
- $1,556
- All-items price parity
- 97.9
- Goods price parity
- 96.8
- Utilities price parity
- 89.6
- Mean commute
- 25.5 min
- Median household income
- $82,402
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.
$79,688
Salary in Virginia Beach that matches the 2024 all-items regional price parity.
$86,375
Gross salary in Virginia Beach whose after-tax pay buys the same basket, using price parities.
$96,099
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 | Tennessee | Virginia |
|---|---|---|
| State income tax on wages | No wage tax | up to 5.75% |
| Combined sales tax, Jan 1, 2026 | 9.6% | 5.8% |
| Effective property tax, ACS 2024 median / median | 0.45% | 0.71% |
On a $400,000 home, the state median effective rate implies about $1,790 a year in Tennessee and $2,847 in Virginia. That illustration is not a local bill. Childcare prices are not in the verified dataset for these metros.
Benefits if you land in Virginia
Same household, $40,000 a year, scored once in Tennessee and once in Virginia. This is an illustration, not your application.
Food stamps (SNAP)
MemphisLikely eligible
Virginia BeachLikely eligible
Medicaid and CHIP
MemphisLikely eligible
Virginia BeachLikely eligible
WIC
MemphisLikely eligible
Virginia BeachLikely eligible
School meals
MemphisLikely eligible
Virginia BeachLikely eligible
LIHEAP
MemphisMaybe
Virginia BeachMaybe
Earned Income Tax Credit
MemphisLikely eligible
Virginia BeachLikely eligible
Child Tax Credit
MemphisLikely eligible
Virginia BeachLikely eligible
Marketplace premium tax credits
MemphisLikely eligible
Virginia BeachUnlikely
Lifeline phone and internet
MemphisLikely eligible
Virginia BeachLikely eligible
SSI
MemphisUnlikely
Virginia BeachUnlikely
| Program | Memphis | Virginia Beach |
|---|---|---|
| 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 | Likely eligible | Unlikely |
| Lifeline phone and internet | Likely eligible | Likely eligible |
| SSI | Unlikely | Unlikely |
Marketplace premium tax credits changes. In Memphis the result is “Likely inside the 2026 subsidy range.” In Virginia Beach it is “Unlikely — Medicaid is the closer program.” Virginia expanded Medicaid, and this income is in the Medicaid range. Marketplace subsidies are usually not the program in that case.
Related comparisons
From Memphis
The eight largest 2-bedroom Fair Market Rent gaps from Memphis.
- Memphis and San Francisco · rent gap $2,396
- Memphis and San Jose · rent gap $1,971
- Memphis and Boston · rent gap $1,707
- Memphis and New York · rent gap $1,670
- Memphis and Los Angeles · rent gap $1,663
- Memphis and San Diego · rent gap $1,522
- Memphis and Miami · rent gap $1,263
- Memphis and Seattle · rent gap $1,248
Nearby metros
How the salary and tax math works · The reverse city order redirects to this address.