Sell your Memphis house as-is, on your timeline
Tell us about the property. If a local cash buyer is interested, they look at it, walk it with you, and put any offer in writing. No repairs, no cleaning, no commissions, and no obligation to say yes.
- No repairs or cleaning
- No agent commissions
- You pick the closing date
- No obligation, ever
ZIP codes: 38104, 38106, 38107, 38108, 38109, 38111, 38112, 38114, 38115, 38116, 38117, 38118, 38122, 38127, 38128, 38141
Memphis houses we hear about most
Memphis has a lot of older housing and a lot of rentals. In Shelby County's 2022 parcel records, about 38% of Memphis residential parcels weren't marked owner-occupied. In Frayser (38127) and Orange Mound (38114) it was about half. That's why so many of the calls are about a parent's house that's been sitting empty, a rental that's become more trouble than it's worth, or a house that needs more work than the owner can take on.
Code citations and Environmental Court
Property code cases in Memphis go to the Shelby County Environmental Court. The court's stated goal is getting a property into compliance, not punishing the owner, but repeated hearings, fines and repair deadlines add up. If you can't fix the house, selling it as-is to a buyer who will do the repairs is one way to close the case. Tell us the case number in the form notes and the buyer will factor it in.
Behind on Shelby County taxes
Delinquent Shelby County property taxes can end in a tax sale through Chancery Court. After the sale, the redemption period is set by each sale and has been 90 days, 180 days or one year. Selling before the sale lets the taxes get paid at closing out of your proceeds.
How it works
Tell us about the house
Two minutes, no photos needed. With your OK, we share it with one local cash buyer, not a list of strangers.
Hear from the buyer
If the buyer is interested, they look at the property, usually walk it with you, and any offer comes in writing.
Close when you want
Say yes and close at a local title company on your date, or say no. You never pay us anything.
Cash offer or listing? An honest comparison
A cash offer is usually below what an updated house would bring on the open market. It's worth it when speed, condition or certainty matter more. Compare the money you'd actually walk away with.
| Local cash buyer | Listing with an agent | National iBuyer | |
|---|---|---|---|
| Repairs | None, sold as-is | Often needed to sell | Deducted after inspection |
| Commission and fees | None to you | Commission plus closing costs | Service fee, often around 5% |
| Showings | One walkthrough | Many, for weeks | Inspection visit |
| Houses in rough shape | Yes | Hard with financed buyers | Usually not |
| Closing date | Your choice, often 2–4 weeks | Depends on the buyer's lender | Your choice, within limits |
| Typical price | Below retail | Highest for updated homes | Near market, minus fees |
Questions
Do you buy houses in every Memphis neighborhood?
We take requests from across Memphis and Shelby County, for houses in any condition. Some houses are a better fit for a traditional listing, and if that's the case for yours, a buyer will tell you.
My house has a code violation case. Can I still sell?
Yes. A buyer can purchase a house with an open code case and take on the repairs. The case and any fines are handled as part of the closing.
Who actually buys my house?
Cotton Row Home Offers doesn't buy houses. We introduce you to one local cash buyer, who decides whether to make an offer and, if you accept, closes with you at a title company. We may be paid by that buyer for the introduction. You never pay us.
Is there any obligation?
No. Getting an offer costs nothing and commits you to nothing.
Will I get a lot of calls?
No. Your details go to one local cash buyer, not a list. Our AI assistant calls you to go over the property, between 10 a.m. and 6:45 p.m. Central, Monday to Saturday. If you miss the call, it tries again later, at most three calls in all. It says it is an AI, and you can tell it to stop calling at any time. In some cases, such as a home or a phone number in Mississippi, a person from our team calls you instead.
Why does an AI assistant call me?
So you get answers fast, usually within minutes of your request. It asks a few questions about the house, may give you a rough idea of what cash buyers pay for similar homes nearby, and, with your OK, passes your answers to the buyer. A buyer who is interested usually follows up within 24 hours. The call is recorded and transcribed, and the assistant never makes an offer.