★★★★★Trusted by homeowners across the Memphis area
We Buy Houses in Memphis, TN for Cash, Any Condition
Inherited a house, behind on payments, tired of tenants, or just done with repairs? Tell us about the house and get a written cash offer with no obligation.
Get Your Cash Offer
Enter the property address to start.
- We buy as-is, so no repairs and no cleaning
- No agent commissions or showings
- You pick the closing date
Is "we buy houses" legit? How to check any Memphis cash buyer
Look up cash buyers in Memphis and you will notice that most of the first page is social media profiles and directory listings, not actual buyers. Two questions matter here: are those we buy houses companies legitimate, and is We Buy Houses a good company? We answer both right here.
The business model is legal and common. Investors buy houses with cash, repair them, and either sell or rent them. The risk is not the idea. The risk is the specific company on the other end of the phone. Use this checklist on any buyer, including us:
- Look for a real local business. Can you find a real name, a real address, and a person to talk to? A buyer you cannot trace is a warning sign.
- Ask for proof of funds. A genuine cash buyer can show a bank statement or letter that covers the purchase. If they dodge, they may be passing your contract to someone else.
- Get the offer in writing. A number over the phone is not an offer. A written offer shows the price, the closing date, and who pays what.
- Never pay up front. No application fee, no inspection fee, no deposit from you. You are the one being paid.
- Close with a title company or attorney. Your money and the deed should move through a neutral third party.
- Read the contract. Watch for language that lets the buyer assign the contract or cancel for any reason. Have an attorney read it if anything is unclear.
- Check reviews you can verify. Look for reviews on sites where you can click through to the reviewer, not testimonials a company types for itself.
We wrote a longer version of this in Are we buy houses companies legit? 7 checks before you sign in Memphis. Read it before you talk to any buyer.
How it works in 3 steps
No pressure at any point. You decide at every stage.
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Tell us about the house
Enter the address and answer a few quick questions about the property and your situation. It takes a couple of minutes.
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We review it and send a written offer
We look at the property, the neighborhood, and the repairs it needs, then send you a written cash offer. You decide if it works.
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You pick the closing date
If you accept, a title company handles the paperwork. You choose a closing date that fits your plans and you get paid at closing.
Cash sale vs. listing with an agent vs. another investor
When your house needs work, the real comparison is about repairs, risk, and what you actually keep.
| Feature | Listing With an Agent | We Buy Houses In Memphis |
|---|---|---|
| Repairs before you sell | Buyers and inspectors expect fixes or credits | None. We buy it as-is |
| Agent commission | Paid out of your sale price | None |
| Showings and open houses | Many, on the buyer's schedule | None |
| Buyer's loan falls through | Always a risk with a mortgage buyer | Cash purchase, so no loan to fall through |
| Inspection and appraisal demands | Can reopen the price | We account for condition up front |
| Cleaning and staging | Expected | Not needed |
| Who sets the closing date | Depends on the buyer's lender | You pick a date that fits you |
| Sale price | Often higher on a house in good shape | Lower than a repaired retail sale, with fewer costs |
Cash offer vs. another investor: what is the difference?
Not every cash offer is the same. Some come from a company that will own the house. Others come from a wholesaler who signs a contract with you and then looks for a different investor to take it over. Wholesaling is legal, but it adds a step and a risk: if the wholesaler cannot find a buyer, your sale can fall apart after you have already taken the house off the market in your head.
Ask every buyer one plain question: are you buying this house yourself, or will you assign the contract to someone else? A direct buyer answers without a pause. Then compare the written offers side by side, including who pays closing costs and how long the buyer has to close.
A listing with an agent is the third path. It can bring the highest price when the house is in decent shape and you have the time. It can also bring months of showings, repair requests after the inspection, and a deal that dies when the buyer's financing does. Neither route is right for everyone. The right one depends on the condition of the house and what you need from the sale.
Situations we help with
The house is only half the story. Here are the circumstances behind most of the calls we get.
Inherited or probate house
You did not ask for it, you may live far away, and the estate has bills. We can buy the house as it sits.
Behind on payments or facing foreclosure
When time is short, a clear cash option helps you decide what to do next.
Problem tenants or tired landlord
Sell the rental with or without the tenant and stop managing repairs and rent calls.
Houses that need repairs
No listing prep, no repair list, no open houses. Sell it in the condition it is in today.
Divorce or splitting a house
A sale can give both people a clean break and a clear number.
Relocating for a job or family
Carrying a Memphis house you cannot manage from another city is stressful.
Vacant house
Empty homes cost money every month in taxes, insurance, and utilities.
What we buy in Memphis
We buy single family houses, duplexes and other small multi-family properties, townhomes, and rental houses across Memphis and the nearby suburbs. They can be in great shape or in rough shape. What matters to us is the address, the condition, and what you want to do next.
- Houses that need repairs. Old roofs, dated kitchens and baths, bad wiring, plumbing leaks, and everything in between.
- Fire, water, and storm damage. Memphis summers bring heavy storms. If a tree went through the roof or the basement or crawlspace took on water, you do not have to fix it first.
- Tenant-occupied rentals. Month-to-month leases, a tenant who stopped paying, or a rental that is simply more work than it is worth.
- Inherited houses. Including houses where the family is spread across several states and nobody wants to manage repairs.
- Vacant and neglected houses. Overgrown yards, boarded windows, and a stack of letters on the counter.
- Houses with code issues. An open complaint, a failed inspection, or a notice you have not had the money to deal with.
If your property is not on this list, send it anyway. Mobile and manufactured homes depend on whether you own the land and the title situation, so tell us what you have and we will say plainly whether we can help. If we cannot make an offer, we will tell you that too.
Why Memphis houses can be hard to sell the usual way
Memphis is a big, spread-out city, and the housing varies a lot from one part of town to the next. Older neighborhoods have brick ranches and bungalows built decades ago. Farther out toward the eastern and southeastern edges, there are subdivisions built from the 1970s onward. Across the Mississippi state line, Southaven and Horn Lake have their own mix of newer builds and older homes. Age brings the usual list: aging roofs, old heating and cooling systems, plumbing that has seen better days, and settling in a foundation.
None of that makes the house worthless. It does mean a traditional sale can get complicated. A buyer using a mortgage has to pass an appraisal and an inspection. If the roof is bad or the air conditioner is dead, the deal can come apart in the final weeks, after you have already made plans around it. If you are tired, behind, or grieving, another round of repairs and renegotiation is the last thing you need.
We buy with cash, so there is no lender to please. We expect a house to have problems, so an inspection does not scare us. We would rather give you an honest number on day one than a high number that shrinks later.
What we look at when we price a house
Each offer starts with what homes like yours sell for after they are fixed up. Then we subtract what it would take to bring yours to that point, including roof, mechanicals, kitchens, baths, flooring, and anything structural. Then we leave room for the cost and risk of doing the work. We will show you the logic if you ask. You should never wonder where a number came from.
Neighborhoods and suburbs we cover
We buy across Memphis, and we have written a page for the areas where the questions are different. That includes Frayser, Whitehaven, Raleigh, Orange Mound, Berclair, and Hickory Hill inside the city, plus Bartlett and Millington in Tennessee, and Southaven and Horn Lake across the line in Mississippi. You can see them all on our areas we serve page.
What we will not do
We will not ask you for money. We will not pressure you to sign on the first call. We will not tell you your house is worth nothing, and we will not promise a number we cannot back up. If a sale is not the right move for you, we will say that too. Sometimes the best answer is to talk to an attorney, a housing counselor, or a good agent, and we are fine with that.
What happens after you say yes
If you accept our offer, we send a purchase agreement that spells out the price, the closing date, and who pays for what. A title company or closing attorney handles the paperwork, checks the title, and holds the funds. You sign, you hand over the keys, and you get paid at closing. If you need a few extra weeks to move or sort out belongings, tell us and we can usually build that into the agreement.
Questions about the contract are welcome at any point. If you want an attorney to read it first, do that. We would rather you sign something you understand than something you feel rushed into.
What to have ready
You do not need to prepare the house. It helps to know the address, whether anyone is living there, roughly what condition it is in, and whether there is a mortgage or a lien on it. If the property is part of an estate, it also helps to know who has legal authority to sell. If you do not know some of this, tell us what you do know and we will work out the rest together.
Selling a house you do not want to fix
Most sellers who find us are not dealing with just one problem. A house needs a roof and the owner has moved to another city. A rental has a tenant who stopped paying and a plumbing leak. A parent passed away and the family cannot agree on what to do with the house. The common thread is that fixing the house first is not realistic, and waiting costs money.
Holding costs add up. Property taxes, homeowner's insurance, utilities, lawn care through a long growing season, and the repairs that keep coming up on an older house all keep running. An empty house also draws trouble, from break-ins to code complaints about the yard. Every month you hold the property usually makes the situation worse, not better.
A direct sale ends those costs on a date you choose. You do not have to guess how a listing will go. You do not need to hire contractors. You get a clear written offer and decide whether it beats your other options.
When a cash sale is not the best fit
It is not always the answer. If your house is in good shape, you are not in a hurry, and you can afford to prepare it, a traditional listing may bring a higher price. We would rather you know that than waste your time. The cash route makes sense when condition, timing, or stress make the traditional route hard.
Memphis neighborhoods and suburbs we buy in
Everything on this list is in the Memphis metro. Each area has its own page.
What sellers say about working with us
Always answered all my questions and sold our house at a fair price to us. We would recommend there services.
I had a smooth, speedy experience. Service was always courteous and understanding of my particular situation.
Been really good at handling all my questions and giving me a fair deal.
I had a great experience. Everything went smoothly and I had someone with me every step of the way.
Very professional!
We went through them and just finalized, there was an issue with the Notary but everybody worked diligently to make sure everything went through as agreed upon. Thank you!
Good people and Great experience.
They were quick about selling my home.
Frequently asked questions
Are "we buy houses" companies legit?
Some are and some are not. A real buyer gives you a written offer, can show proof of funds when you ask, closes through a title company or attorney, has a real business behind the name, and never asks you for money up front. If a company pressures you to sign today, will not put the offer in writing, or wants a fee before closing, walk away. Our blog has a longer guide on seven checks to run before you sign.
Is "We Buy Houses" a good company?
It depends which one you mean. "We Buy Houses" is a phrase thousands of independent buyers use, and it is also the name of a national franchise with local owners. Those are different businesses with different people behind them. We are an independent Memphis home buying company. Judge any buyer by what it puts in writing and how it closes, not by the name on the billboard.
What is the best cash offer company to sell my house to?
The best one is the one whose written offer leaves you with the most money and the least risk. Get at least two written offers, ask each buyer for proof of funds, find out who pays closing costs, and ask how they reached the number. Then compare what you would actually net. A higher number that gets renegotiated later is not higher.
Is selling my house for cash a good idea?
It is a good idea when the house needs work, when time matters, or when you do not want showings and repairs. You usually accept a lower price than a fully repaired listing would bring, and in return you skip commissions, repairs, and the risk of a buyer's loan falling through. If your house is in good shape and you are not in a hurry, a listing may net you more.
Do I need to make repairs before selling?
No. We buy houses as they are. Old roofs, dated kitchens, foundation cracks, water damage, and a yard nobody has touched in years are all part of the price, not a reason to hold off. You also do not have to clean out the house. Take what matters to you and leave the rest.
Are there fees or commissions?
You do not pay us anything to request an offer, and you do not pay an agent commission when you sell to us. A sale still has normal closing items, such as the title work and any payoff on a mortgage or lien. Those are spelled out in the written purchase agreement, and you can have an attorney read it first.
How fast can you close?
You pick the closing date within reason. Some sellers need to move quickly. Others need a few extra weeks to find a new place or sort out belongings. Tell us what you need when you send the address and we will tell you what is realistic once we see the house and the title.
Can you buy a house in probate, in foreclosure, or with tenants in Memphis?
Often yes. For probate, the person with legal authority to sell has to sign, and your probate attorney can guide the timing. For foreclosure, we can make an offer, but whether a sale works depends on what you owe and where you are in the process, and we will tell you plainly if the numbers do not work. For tenants, we can buy with the tenant in place or vacant.
Which Memphis areas do you buy in, including Southaven and Horn Lake, MS?
We buy across Memphis and the surrounding metro, including Frayser, Whitehaven, Raleigh, Orange Mound, Berclair, Hickory Hill, Bartlett, and Millington in Tennessee, plus Southaven and Horn Lake in DeSoto County, Mississippi. If your street is not on that list, send the address anyway.
How is your cash offer calculated?
We start with what similar houses nearby sell for once they are fixed up. Then we subtract the repairs your house needs and a margin for the work and risk we take on. Because you skip repairs, showings, and commissions, the number is lower than a retail listing price. We will walk you through how we got there if you ask.
Talk to a Memphis buyer, not a call center
We Buy Houses In Memphis is a local homebuying company that works only in the Memphis metro. When you send us your address, a real person looks at your property and your situation. There is no obligation and nothing to pay. If our offer is not right for you, say so and we will part as friends.
Ready? Enter your address at the top of this page, or use the button below, and tell us about the house.
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