Trying to decide between Southaven and Olive Branch for your next home? You’re not alone. Both offer strong suburban living in DeSoto County, yet they feel different in price point, commute, amenities, and taxes. In this guide, you’ll compare the essentials so you can match each city to your priorities and budget. Let’s dive in.
Quick comparison at a glance
| Key factor | Southaven | Olive Branch |
|---|---|---|
| Typical home value | Lower on average, with a wider mix of prices and ages of homes. Zillow shows typical values around the high $200ks. | Higher on average, with many newer builds and larger lots. Zillow shows typical values around the low-to-mid $300ks. |
| Commute to downtown Memphis | Often about 15–25 minutes depending on time of day and route. | Often about 25–35 minutes depending on route and traffic. Check a sample drive time. |
| Lifestyle snapshot | Major retail hubs and outlets, major sporting and event venues, 29 city parks, and fast highway access. | Suburban pace, larger home new subdivisions, and larger-lot options. Established and vibrant downtown area. |
| Major hospital nearby | Baptist Memorial Hospital–DeSoto. | Methodist Olive Branch Hospital. |
| Notable amenities | Snowden Grove Park and Amphitheater, The Landers Center for major events, outlet shopping, big-box retail. | Multiple parks, golf communities, and community events. |
Numbers are market snapshots and can change. Always verify current listings, commute times, and tax details before deciding.
Home prices and housing options
Southaven often delivers more value per square foot, with typical home values tracked by Zillow around the high $200ks. You’ll find established subdivisions, townhomes, and new construction in select areas. The housing stock spans older neighborhoods to newer communities, which keeps options open at different price points.
Olive Branch tends to price higher, with Zillow’s typical values near the low-to-mid $300ks. Many neighborhoods feature newer homes, larger lots, and planned communities. If you want newer construction or space between neighbors, Olive Branch offers strong choices.
Commute and connectivity
If quick access to Memphis is a top priority, Southaven sits closer to the state line and often runs about 15–25 minutes to downtown depending on traffic, origin, and route. Olive Branch is still commuter friendly but typically runs about 25–35 minutes. Always confirm your exact drive with a live map for your work schedule.
Both cities connect to major corridors, including I‑55, I‑69/US‑78, and Goodman Road (MS‑302). Memphis International Airport is a short drive from either city, which helps if you travel for work.
Taxes and the 2025 reassessment
DeSoto County updated property assessments in 2025 to reflect market values, which can change tax bills beginning late 2025 and into 2026. Review the county and city updates before you budget. Start with the city’s reassessment notice and reminders to check the most current millage and any adjustments to rates (see the city update).
Here’s how to think about it:
- Your assessed value is not the same as market value. In Mississippi, owner‑occupied homes are generally assessed at 10% of market value.
- Your tax bill is based on the assessed value multiplied by the total millage from all taxing authorities, including city, county, and school district. Millage is stated per $1,000 of assessed value.
- Millage can change year to year. Olive Branch leaders recently noted a municipal millage level in the mid‑30s in public budget materials, while Southaven’s municipal millage has been cited higher in some comparisons. Check the current totals for your property.
To verify the latest millage and sample calculations, visit the county’s tax information page (DeSoto County taxes overview). If you want help estimating a specific home’s taxes, ask for a current assessor estimate before you make an offer.
Schools and services
Both cities are primarily served by the DeSoto County School District. School assignments depend on the property address, and performance can vary by campus. Before you decide, confirm attendance zones and review the latest state report cards using the district and state tools (DeSoto County listings on School Map).
Healthcare access is strong in both cities. Southaven is home to Baptist Memorial Hospital–DeSoto, and Olive Branch has Methodist Olive Branch Hospital. Specialty care and emergency services are within a short drive of most neighborhoods.
Parks, shopping, and things to do
Southaven offers big‑event energy with Snowden Grove Park and the outdoor concert venue at Snowden Grove Amphitheater. Retail corridors include outlet shopping and major national brands, plus growing mixed‑use areas.
Olive Branch features a relaxed suburban pace with multiple neighborhood parks and golf community options. You’ll find newer subdivisions and community events throughout the year, with quick access to US‑78 and Goodman Road for shopping and dining.
Which city fits you?
Choose Southaven if you want:
- A shorter typical commute to downtown Memphis.
- A wider range of prices and established neighborhoods.
- Big‑box retail, outlet shopping, and event venues nearby.
Choose Olive Branch if you want:
- Newer homes and developments with larger lots in many areas.
- A higher median price point aligned with many newer builds.
- A quieter suburban setting with quick highway access east of Memphis.
Your next steps
- Compare real listings in your target neighborhoods and price range.
- Verify commute times for your work hours using a live map.
- Confirm school assignments and review district report cards.
- Ask for a current tax estimate that accounts for the 2025 reassessment and current millage.
If you want a local guide who knows both markets inside and out, reach out to Cindy Smith. You’ll get clear answers, on‑the‑ground insights, and a plan that fits your goals.
SUMMARY - FAQs
How do property taxes work in DeSoto County?
- Your bill is based on assessed value, not market value. Owner‑occupied homes are generally assessed at 10% of market value, then city, county, and school millage are applied; verify current millage and reassessment updates on the DeSoto County taxes overview and the city’s reassessment notice.
How far are these cities from downtown Memphis?
- Southaven often runs about 15–25 minutes to downtown depending on traffic, while Olive Branch is often 25–35 minutes; confirm your route and time of day using a live map, and review a sample drive time for Olive Branch to Memphis here.
Are home prices higher in Olive Branch than in Southaven?
- Yes, typical values trend higher in Olive Branch due to newer builds and lot sizes, while Southaven offers broader price variety; see current snapshots on Zillow for Southaven and Zillow for Olive Branch.
Which schools serve these cities?
- Both are served by the DeSoto County School District, with assignments based on the property address; confirm attendance zones and review report cards with School Map’s DeSoto County listings.
What hospitals are nearby in each city?
- Southaven: Baptist Memorial Hospital–DeSoto. Olive Branch: Methodist Olive Branch Hospital.
