Best Apartment Specials in Memphis, TN
What rent specials are currently happening in memphis?
Rent specials are actively available across Memphis right now, with the dominant deal type being discounted first-month rent — several properties are offering 1-bedroom units at a flat $599 regardless of their standard asking price. A smaller number of listings are sweetening the deal further with move-in cost reductions like waived fees and reduced security deposits. This post updates weekly, so the deals you see here reflect the latest available data.
🗓️ Last updated: June 09, 2026 at 11:32 AM PDT
Memphis remains one of the more affordable rental markets in the South, with 1-bedroom units in current listings ranging from around $599 to $1,279 per month depending on neighborhood and amenity level. Based on current listings, renters can find specials across a wide price band — from budget-friendly units under $700 to upscale apartments pushing $1,900. Deal activity is concentrated in the mid-range and value tiers of the market, making this a strong moment to lock in a unit if you’re price-sensitive. Check back weekly, as new specials are added and existing ones expire on a rolling basis.
What types of rent specials should I look for in memphis?
The most common rent specials in Memphis right now are discounted first-month rent (flat-rate $599 offers), limited-time move-in month savings, reduced or waived application and admin fees, reduced security deposits, and Flex payment partnerships that split move-in costs into installments. Some higher-end properties are also offering multiple months free and employer-based discounts. Here is what each type actually means for your wallet:
- Flat-rate first-month rent – You pay a fixed low amount (e.g. $599) instead of full rent your first month, saving up to $476 upfront depending on unit.
- Multi-month discounted rent – A set lower rate is locked in for your first 2–3 months, spreading savings across your early lease term.
- Months free – One or more months are rent-free, delivering the largest lump-sum savings of any deal type.
- Waived application fee – The one-time fee to apply (typically $50–$100) is eliminated, reducing your out-of-pocket cost before you even sign.
- Waived or reduced admin fee – The lease processing fee (often $100–$300) is cut or dropped entirely at move-in.
- Reduced security deposit – Your upfront deposit is lowered (some listings start as low as $300), freeing cash for moving costs.
- Flex move-in partnership – Instead of paying all move-in costs at once, you pay a small fraction upfront and split the rest into manageable installments.
- Preferred employer discount – Employees of select Memphis-area companies receive a one-time cash credit (e.g. $500) applied at move-in.
- Look-and-lease special – A discount triggered by signing a lease on the same day you tour, rewarding fast decision-making.
- Referral credit – Existing residents earn a rent credit when they refer a new tenant who signs a lease.
When is the best time to find a rent deal in memphis?
When is the best time to rent in memphis? The best months to find rent specials in Memphis are November through February, when demand drops sharply after the summer leasing rush and landlords compete more aggressively for tenants. Winter months consistently produce the highest volume of concessions — waived fees, discounted deposits, and free months — because vacancy pressure peaks during the off-season. If you can be flexible about a winter move, you’ll have the most negotiating leverage of any point in the year.
When is the worst time to look for deals in memphis? May through August is the most competitive leasing window in Memphis, driven by college move-outs, job relocations, and families wanting to move before the school year. During these months, landlords face the least vacancy pressure, so specials are fewer, shorter-lived, and less generous. If you must rent in summer, act immediately when a deal appears — it can disappear within days.
What day of the week should I check for new listings? Tuesday and Wednesday tend to surface the most new listings and refreshed specials, as property managers typically update availability at the start of the work week after weekend leasing activity settles. Checking mid-week gives you the earliest look at newly posted deals before weekend traffic drives up competition.
How do I act fast when a deal appears?
- Set a saved search alert on Sunny so you get notified the moment a new special is posted in your target Memphis neighborhood.
- Have your documents ready in advance — pay stubs, ID, and rental history — so you can submit an application the same day you find a deal.
- Note hard deadlines in every listing (e.g., “must apply by 6/20/26”) and treat them as real cutoffs, not soft suggestions.
- Schedule your tour for the earliest available slot, and ask directly on the call whether the special is still active for the unit you want.
- Confirm the special in writing via email or the lease addendum before signing — verbal promises don’t protect you if the deal changes.
Which neighborhoods in memphis have the most rent specials right now?
Hickory Hill leads all Memphis neighborhoods with 8 listings currently offering specials, more than double the next closest area.
| Neighborhood | Listings with Specials |
|---|---|
| Hickory Hill | 8 |
| South Main | 3 |
| Parkway Village | 2 |
| South Forum | 2 |
| Lakes Of Forest Hill | 2 |
| Alliance Of Cordova Neighborhoods | 2 |
| New Pathways | 2 |
| Kirby Woods | 2 |
| Uptown | 2 |
| Mud Island | 2 |
Notably, deal activity clusters heavily in the southeast and south-central corridors of Memphis — Hickory Hill, Parkway Village, and South Forum form a geographic band of value where renters currently have the most options and the most leverage.
What are the top 5 apartment specials in memphis this week?
The single best deal this week is Dream Germantown, where renters can claim up to 2 months free on units priced up to $1,924 — a potential savings of over $3,800 before the June 20 application deadline.
🥇 Dream Germantown
7885 Silver Spur Cir N, Memphis, TN 38119
Dream Germantown offers 1- to 3-bedroom apartments ranging from $1,279 to $1,924 per month in the desirable 38119 zip code near East Memphis. The property is running two simultaneous incentives, making it the most stacked deal on the market this week. You must apply by June 20, 2026 and move in by July 31, 2026 to qualify.
Deal: Up to 2 months free represents a maximum savings of approximately $3,848 on a top-tier unit, plus an additional $500 off for qualifying preferred-employer applicants.
NOW OFFERING UP TO 2 MONTHS FREE! $500 PREFERRED EMPLOYER DISCOUNT FOR SELECT EMPLOYERS IN THE MEMPHIS AREA. RESTRICTIONS APPLY. RESTRICTIONS APPLY; MUST APPLY BY 6/20/26 & MOVE IN BY 7/31/26
🥈 Summer Trace Apartments
6015 Summer Trace Drive, Memphis, TN 38134
Summer Trace offers 1- to 3-bedroom apartments from $685 to $1,035 per month in the 38134 corridor near Bartlett. The current special locks in a dramatically reduced rate for 1-bedroom renters across three full months, stretching savings well beyond a single-month discount. A 2-bedroom renter also saves $200 on move-in, giving the property strong value across unit sizes.
Deal: A 1BR renter moving in by June 19 pays only $599/month for the first 3 full months — a savings of up to $258 versus the $857 mid-range price, totaling roughly $774 back in your pocket.
1BR Special! only $599 for your first 3 full months when you move in by 6/19! or $200 off of a 2BR!
🥉 Washington Manor
1920 Florida Street, Memphis, TN 38109
Washington Manor offers 1- to 3-bedroom units priced between $700 and $900 per month in the 38109 zip code. The first month’s rent is slashed to just $199, one of the lowest move-in dollar amounts of any listing currently active in Memphis. This is an especially strong deal for renters who need to preserve cash for moving expenses, furniture, or deposits.
Deal: First month’s rent of $199 represents a saving of up to $701 versus the $900 top-of-range asking price — confirm details directly with the property.
$199.00 First Month’s Rent (Ask for Details)
4️⃣ Emerald Park
3338 Summer Place Ln, Memphis, TN 38115
Emerald Park is a 1- to 3-bedroom community priced from $699 to $1,095 per month in the 38115 zip code, offering a broad range of unit sizes for individuals, couples, and families. 1-bedroom units are currently available at $599, a discount of up to $100 off the listed entry price. The property’s range of floor plans makes it a practical option for renters who want flexibility without sacrificing the deal.
Deal: 1-bedroom units at $599/month versus the $699 listed starting price saves renters $100 every month for the duration of the promotion.
One bedrooms currently going for $599!
5️⃣ Longview Heights Apartments
1953 Philsar Street, Memphis, TN 38106
Longview Heights offers 2-bedroom apartments at $612 per month in the 38106 zip code, making it one of the lowest per-month price points in the current Memphis listings. Security deposits start as low as $300, dramatically reducing the cash required to move in, and the Flex partnership option lets renters split remaining move-in costs into installments. This combination of low rent and low upfront burden makes it an outstanding choice for budget-constrained renters.
Deal: A reduced security deposit starting at just $300 — potentially hundreds less than a standard one-month deposit — plus Flex installment payments to further lower your day-one move-in cost.
Ask us about our reduced security deposits starting as low as $300 for a limited time! Move in for less with our Flex partnership! Pay only a fraction of move in costs upfront and split the rest into easy, budget-friendly installments.
Check back weekly for updated specials or explore more listings in memphis.
