Moore (TN) Investor Pulse Report (2025-Q4)

Landlords in Moore County, TN, currently hold a significant portfolio of 567 SFR properties, making up 28.9% of the total SFR market in the area. This highlights a substantial investor presence within the local housing landscape.

Individual investors overwhelmingly dominate the landlord segment, owning 528 properties (93.1%) compared to just 43 properties (7.6%) held by companies. This pattern reinforces the prevalence of 'mom-and-pop' operations in the county's rental market.

The investor portfolio in Moore County is highly focused on rentals, with 563 out of 567 landlord-owned properties (99.3%) being rented. This high non-owner-occupied rate aligns directly with the core definition of investor activity.

A significant majority of investor-owned properties, 438 out of 567 (77.2%), were acquired via cash transactions, while only 129 properties (22.7%) are currently financed. This preference for cash purchases suggests a strong capital position or strategic avoidance of debt among local landlords.

The ratio of individual to company landlords is stark, with 785 individual landlords compared to 44 company landlords, representing a 17.84:1 ratio. This entity count further emphasizes the market's reliance on smaller, individual operations rather than corporate entities.

In Q4 2025, landlords in Moore County, TN, acquired properties at an average price of $264,479, marking a substantial $128,997 discount compared to traditional homeowners who paid $393,476. This represents a significant 32.8% price advantage for landlords.

The market displayed extreme volatility in pricing dynamics between Q3 and Q4 2025. In Q3, landlords paid a $92,367 premium (25.9%) over homeowners ($449,400 vs $357,033), which dramatically reversed to a deep discount in Q4.

Reviewing historical acquisition data reveals inconsistent landlord pricing. While Q4 2025 showed a considerable discount, Q2 2025 had a modest 2.3% discount ($9,600 difference), and Q1 2025 showed a 6.0% discount ($28,080 difference), indicating a fluctuating market.

Despite the pronounced quarterly price swings, the number of distinct SFR properties purchased by landlords in Moore County, TN, remained at 0 for all reported timeframes in the primary acquisition data (2025-Q4, 2025-Q3, etc.). However, average acquisition prices were recorded, suggesting a limited number of high-value transactions that don't register in the distinct property counts.

The average landlord acquisition price for 2020-2023 was $410,945, which significantly contrasts with the Q4 2025 average of $264,479. This represents a substantial decline in average acquisition prices for landlords over recent years in Moore County, TN.

In Q4 2025, landlords were highly active in Moore County, TN, purchasing 12 SFR properties, which accounted for a notable 41.4% of the total 29 SFR purchases in the quarter. This indicates a significant investor presence in the local buying market.

Mom-and-pop landlords (Tiers 01-04) completely dominated Q4 acquisitions, making 100.0% of all landlord purchases, totaling 12 properties. This highlights the foundational role of smaller investors in the county's real estate market.

The single-property landlord tier (Tier 01) was the most active, acquiring 10 properties, representing 83.3% of all landlord purchases in Q4. This signals that first-time or very small-scale investors are the primary drivers of current landlord acquisition activity.

A total of 16 distinct entities in Tier 01 acquired properties in Q4, indicating a substantial inflow or expansion of single-property landlords in Moore County, TN. Additionally, one entity each from Tier 02 and Tier 03-05 also made purchases.

Institutional investors (Tier 09, 1000+ properties) showed no purchasing activity in Moore County, TN, during Q4 2025, acquiring 0 properties. This further underscores the market's reliance on smaller, local investors.

The investor-owned SFR market in Moore County, TN, is overwhelmingly dominated by mom-and-pop landlords, who collectively control an astounding 99.3% of all 581 properties held by investors across Tiers 01-04.

Specifically, single-property landlords (Tier 01) form the backbone of this market, owning 520 distinct SFR properties, which represents 89.5% of the total investor-owned housing stock. This highlights the prevalence of small-scale individual ownership.

In stark contrast, institutional investors (Tier 09, with 1000+ properties) have no recorded presence in Moore County, TN, holding 0 properties (0.0% of the market). This defies the popular narrative of institutional dominance in the broader housing market.

Beyond single-property owners, smaller landlords in Tiers 02 (32 properties, 5.5%) and Tiers 03-05 (24 properties, 4.1%) contribute significantly to the mom-and-pop share, reinforcing the market's decentralized ownership structure.

The mid-size landlord tiers (21-50 and 51-100 properties) represent a very minor portion of the market, collectively owning only 4 properties (0.7%). This further emphasizes the concentration of ownership at the smallest portfolio sizes in Moore County, TN.

Individual investors overwhelmingly dominate company owners across all observed tiers in Moore County, TN. For instance, in the Single-property tier (Tier 01), individuals own 486 properties (92.7%) compared to just 38 properties (7.3%) held by companies.

This pattern of individual dominance extends to all other tiers for which data is available. In the Two-property tier (Tier 02), individuals account for 93.8% of ownership (30 properties), and in the Small landlord tier (3-5 properties), they hold 91.7% (22 properties).

There is no discernible crossover point where companies become the majority owners in any tier within Moore County, TN. Even in the largest observed tiers like Small-medium (21-50 properties) and Small landlord (6-10 properties), individuals maintain 100.0% ownership.

Company ownership remains consistently low across the board, never exceeding 8.3% of properties within any given tier. This indicates that corporate entities play a very minor role in the investor-owned SFR market in Moore County, TN.

The distribution clearly shows that the smaller portfolio sizes are almost exclusively the domain of individual investors, with companies making only a small contribution, primarily within the single-property tier.

Within Moore County, TN, the zip code 37352 demonstrates the highest concentration of investor-owned properties, accounting for 381 SFRs and representing a significant 34.5% investor ownership rate. This area is clearly a hotspot for real estate investment.

Beyond raw counts, TN-Moore-37352 also leads in investor ownership percentage, with 34.5% of its SFR properties held by landlords. This indicates a high market penetration, making it a key area for rental housing supply.

Other zip codes show varying levels of investor activity. For instance, TN-Moore-37388 has 94 investor-owned properties at a 20.1% rate, while TN-Moore-37160 records 22 properties with a 31.9% ownership rate, highlighting diverse local market dynamics.

The highest investor ownership rates are seen across several zip codes, including 37352 (34.5%), 37306 (33.3%), 37359 (32.0%), and 37160 (31.9%). These percentages indicate that over a third of SFR properties in some areas of Moore County, TN, are investor-owned.

There is a strong correlation between high property count and high ownership rate for the top performing zip code, TN-Moore-37352, which leads in both metrics. However, other zip codes like TN-Moore-37306 show a high ownership rate (33.3%) without necessarily having the highest total number of investor-owned properties, suggesting dense investor activity in smaller sub-markets.

Landlords in Moore County, TN, have consistently operated as strong net buyers, particularly in 2025 where they acquired 51 properties while selling only 2, resulting in an exceptionally high buy/sell ratio of 25.5x. This signals aggressive portfolio expansion.

The buying trend intensified significantly in 2025 compared to the previous year. In 2024, landlords bought 33 properties and sold 9, leading to a 3.67x buy/sell ratio. The dramatic increase in 2025's ratio is primarily due to a 77.8% drop in selling activity (from 9 sells in 2024 to 2 in 2025).

Examining Q3 2025 data, landlords maintained their net buyer status, with 6 purchases against 2 sales, resulting in a 3.0x buy/sell ratio for the quarter. This consistency demonstrates a sustained strategy of acquisition over divestment.

The absence of transaction data for institutional investors (1000+ tier) prevents a comparative analysis of their buying and selling patterns against the overall landlord market in Moore County, TN.

While average buy and sell prices for landlords across timeframes are not provided in this dataset, the clear trend of net buying indicates a bullish outlook and active capital deployment by investors in the local market.

In Q4 2025, landlords in Moore County, TN, were active participants in the housing market, accounting for 18 out of 49 total SFR transactions, representing a 36.7% share. This shows that investor activity forms a substantial component of local real estate movement.

The transaction landscape was entirely dominated by mom-and-pop investors (Tiers 01-04), who were responsible for all 18 landlord transactions in Q4. There was no transactional activity from institutional investors (Tier 09) during this period.

The single-property landlord tier (Tier 01) was particularly prominent, conducting 16 transactions in Q4 at an average purchase price of $272,058. This indicates a strong entry or expansion phase for smaller-scale investors in Moore County, TN.

Notably, there was zero inter-landlord trading in Q4; 0.0% of properties were bought from other landlords across all active tiers. This suggests that landlords primarily acquired properties directly from traditional homeowners or other non-landlord sellers.

While Tier 01 saw the most activity, the average purchase prices varied, with Tier 03-05 achieving the lowest average price at $128,000 for its single transaction, compared to Tier 02 at $310,000 and Tier 01 at $272,058. This range reflects diverse acquisition strategies or property types across small investor tiers.