The story of this market
The typical home in ZIP 38012 sells for about $175,000, or $118 per square foot.
Prices are up +2.4% from a year ago, so sellers still have some momentum. Homes take about 72 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $759 a month.
ZIP 38012 — Brownsville
The 38012 housing market is experiencing a period of growth and increased interest, primarily driven by the massive industrial investment at the nearby BlueOval City site. While inventory remains tight, the influx of new workers is creating upward pressure on both home prices and rental demand. The market is currently characterized by competitive bidding for well-maintained properties.
This ZIP is well-suited for budget-conscious family buyers and workers seeking proximity to the new industrial developments in the region, as well as investors looking for entry-level housing opportunities.
Median prices moved up 2.4% year over year.
Homes spend a median of 72 days on market with 5.2 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 97% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.3% · poverty 23.3% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 38012, Haywood County TN
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Schools in the area are primarily served by the Haywood County School District, which faces ongoing challenges in academic performance metrics compared to state averages.
The area is subject to standard regional risks including severe thunderstorms and occasional tornado activity; flood risk is localized to specific low-lying areas near the Hatchie River.
The area is experiencing significant economic momentum driven by the BlueOval City project in neighboring Stanton, which is expected to bring thousands of jobs to the region.
Property taxes are assessed by Haywood County based on a local tax rate applied to the appraised value; the area does not have a state income tax, which is a significant factor for local affordability.
Commutes are primarily car-dependent, with residents traveling to regional employment hubs in Jackson or the emerging industrial sites in Stanton via US-70 and US-79.
Local amenities include the Brownsville Sports Park and proximity to the Hatchie National Wildlife Refuge, offering outdoor recreation and hiking opportunities.
The rental market is characterized by high demand relative to supply, with a significant portion of the housing stock being renter-occupied; vacancy rates remain low due to limited new multi-family construction.
The economy is transitioning from a traditional agricultural base to a manufacturing-focused hub, heavily influenced by the Ford BlueOval City development.
Transportation is dominated by private vehicle use; the area is served by major highway corridors including US-70 and US-79, providing access to Jackson and Memphis.
Development is currently focused on infrastructure upgrades and housing expansion to support the influx of workers for the BlueOval City project.
The Haywood County Assessor of Property manages the appraisal process, conducting periodic reappraisals to ensure tax equity.
Parcels are subject to Haywood County property taxes and are served by the Haywood County School District.
Property insurance premiums are rising due to regional exposure to severe weather events, though remain lower than in major metropolitan coastal areas.
Tennessee is a non-judicial foreclosure state, allowing for relatively efficient processing of defaults.
Sellers are required to provide a residential property condition disclosure statement to buyers.
Data retrieved from U.S. Census Bureau ACS 5-year estimates for ZCTA 38012.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Large protected area offering hiking, fishing, and wildlife observation.
Community facility with athletic fields and recreational space.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.