Homes in Eads, TN: Acreage, Septic and What to Expect

Drive east from Cordova or north from Collierville and the landscape opens up quickly. Subdivisions give way to pastures, tree lines, horse fences, and long driveways leading to homes set far back from the road. That is Eads, Tennessee, an unincorporated community in eastern Shelby County with the 38028 zip code. It offers something that is getting harder to find this close to Memphis: room. If you are curious what homes in Eads typically look like, and what is different about buying land out here, this guide covers the basics.

A Quick Orientation to Eads

Eads began in 1888 when the Tennessee Midland Railroad came through a small village and the stop was named for engineer James Buchanan Eads. The area was also long known as Grays Creek, and you will still see that name on Grays Creek Baptist Church, which dates to 1843.

Geographically, Eads sits north of Collierville, east of Memphis and Bartlett, and west of Somerville. The main routes are US 64, I-269, Macon Road, Houston Levee Road, Raleigh-LaGrange Road, and Collierville-Arlington Road. I-269 connects to US 64 and to I-40 near Arlington, which makes the drive to the rest of the metro area more manageable than the rural scenery might suggest. Collierville-Arlington Road, on the other hand, is a narrow two-lane road with plenty of curves, so plan to take it at an easy pace.

One important note: the 38028 zip code crosses into Fayette County, including parts of the Hickory Withe area. An "Eads" mailing address does not by itself tell you the county, which affects taxes, schools, and utilities. Always confirm the county for any property you are considering.

What Homes and Lots Typically Look Like

The defining feature of Eads real estate is land. Most homes sit on lots of one acre or more, and properties of five, ten, or even forty-plus acres come up regularly. A snapshot of listings in late September 2026 showed most lots in roughly the one- to eight-acre range, with a few larger tracts and at least one equestrian property of more than 70 acres. Prices on that snapshot ran from the low $300,000s to several million dollars, which reflects how much variety there is in land, house size, and outbuildings.

Home styles range from traditional brick homes to newer custom builds with large porches, side-entry garages, and shops or barns. You will also find a handful of established subdivisions, including Aston Park, Windsor Park, Woodsedge, Macon Way Estates, and gated communities such as Wickliffe and Lexington Manor, along with newer construction in the Village of Cypress Creek, where lots are much smaller than the Eads norm.

Septic, Wells, and Utilities: What to Check

This is where buying in Eads differs most from buying in town. Public sewer is not available across most of the area, so many homes rely on septic systems. The Shelby County Health Department requires at least two acres for a septic system where public sewer is not available, and easements and ponds do not count toward that total. If you are buying land to build, ask early about soil testing and the septic permit process.

For an existing home, a septic inspection belongs on your to-do list alongside the standard home inspection. Some properties use private wells rather than public water, so ask the seller which applies and consider having the water tested.

On the Shelby County side, MLGW provides electricity and supplies gas and water across much of the county, but gas and water line availability varies on rural roads, and some properties use propane or a well instead. Fayette County addresses in 38028 may be served by a different electric provider. Internet service also varies from road to road, with fiber on some streets and fixed wireless or satellite on others, so check availability for the exact address if you work from home.

Taxes, Zoning, and Schools

Because most of Eads is unincorporated, homes on the Shelby County side generally pay the county property tax without a city tax on top. Shelby County's rate for tax year 2026 is $2.702382 per $100 of assessed value, and residential property in Tennessee is assessed at 25 percent of appraised value. As a rough example, a Shelby County home appraised at $600,000 would owe about $4,050 a year in county property tax. Much of Eads also falls within the Memphis annexation reserve area, and part of Eads south of US 64 was returned to county jurisdiction in 2020, so it is worth confirming the history of any specific parcel with the Shelby County Trustee.

Zoning in unincorporated Shelby County falls under the Memphis and Shelby County Unified Development Code, which is currently being updated. If you plan to keep horses or other animals, build a barn, or split a parcel, contact the Division of Planning and Development to confirm what the zoning allows on that specific property before you buy.

For public schools, Memphis-Shelby County Schools serves most unincorporated areas of Shelby County, including most of Eads. Fayette County addresses are served by Fayette County Public Schools. As always, confirm zoning for the exact address with the district.

Getting Out and About

Daily life in Eads involves a bit more driving, but the trade-off is quiet roads and open views. Shelby Farms Park, with more than 4,500 acres, over 40 miles of trails, and the Shelby Farms Greenline, is a reasonable drive to the west. Herb Parsons Lake and the Wolf River Wildlife Management Area are nearby for fishing and time outdoors. For groceries, dining, and shopping, Collierville, Arlington, Lakeland, Cordova, and Germantown are all within a short drive, depending on where you are in Eads.

Buying land in Eads comes with more questions than a typical subdivision home: septic, wells, county lines, zoning, and internet among them. If you are thinking about it, I would be happy to help you sort through those details for any property you have your eye on, whenever you are ready.

Kelly Day, SRES, SRS, AHWD, PSA, RENE
Multi Million Dollar Club
Broker Lic # 365811
simpliHOM
901-289-9227
855-856-9466
[email protected]
https://memphishouselistings.com