We Buy Houses in Memphis — As-Is, Including the Ones That Need Everything

Top Dollar Home Offer buys houses directly, for cash, in the condition they are in. No agent commissions, no repairs, no cleanout, and no financing that can fall through two weeks before closing.

We are an Oklahoma-based company. We have been buying houses in Tulsa for more than 25 years, and we are new to Memphis — we would rather tell you that up front than have you find it out later.

What we buy

Houses other buyers pass on, mostly:

• Inherited houses, including ones where the estate is not finished
• Vacant houses, including ones that have been empty a long time
• Houses owned from out of state, where flying back repeatedly is not realistic
• Rentals being sold by landlords who are done, tenant in place or not
• Houses behind on payments, where a foreclosure sale date is coming
• Houses that need everything — roof, HVAC, plumbing, foundation, all of it

We buy anywhere in Memphis and across Shelby County — every neighborhood, not a set list of ZIP codes. We also buy in the surrounding municipalities, including Bartlett, Germantown, Collierville, Cordova, and Arlington. If your house is somewhere we have not named, ask anyway.

How it works

1. You tell us about the house. Call or fill out the form. Address, rough condition, what is going on with it. Five minutes.
2. Somebody looks at it. We are not going to quote you a number sight-unseen and then re-trade it after an inspection, which is the oldest trick in this business.
3. You get a written offer, with no obligation. Take it to an agent for a second opinion. We would rather you did.
4. You pick the closing date. We close through a title company. If you are out of state, you sign remotely and we wire the funds — no flights.

The date is set by the title work, not by us. What actually sets your closing date in Memphis walks through the four things that add weeks most often, and what each route realistically takes.

The situations we are actually built for

You inherited a house and you live somewhere else. This is most of what we do. The estate is unfinished, the house is empty, and you are managing it from Atlanta or Dallas. Start here: inherited a Memphis house and you live out of state.

Somebody died and nobody knows what happens to the house. Tennessee's small-estate process will not move real estate at any value, which surprises nearly everyone. Selling an inherited house in Memphis covers every option, and probate in Shelby County covers the court process.

There is a foreclosure sale date. Tennessee is a non-judicial state and the timeline is short — roughly three weeks of notice is all the runway there is. Stopping a Memphis foreclosure explains what is actually still possible at each stage.

You are done being a landlord. Especially from out of state. Selling a Memphis rental property covers selling with a tenant in place.

You are dividing property in a divorce. Selling a house during a divorce in Memphis covers how the house usually gets handled.

What decides your number

An offer on a Memphis house is arithmetic, not a policy. What the house is worth repaired, minus what the repairs actually cost, minus the cost of carrying and reselling it, minus the risk being absorbed — chiefly title risk, where the record does not cleanly show who has the right to sell.

That is why we do not publish a percentage or a price range anywhere on this site. A range on a website is a number invented before anyone saw your house. Two houses on the same Memphis street, both inherited, can produce very different numbers because one has a clean deed and the other has three heirs in three states and an unreleased mortgage from 2006.

Where the record needs work you get two numbers instead of one: a lower offer where we fund and run the curative work and carry the risk it fails, and a higher one where you clear title first with your own attorney and we buy on the far side. What the gap buys is legal cost, holding time, and cure risk. Which is the better trade is yours to decide with both numbers in front of you.

Before you accept anybody's cash offer

There are roughly 86 companies buying houses for cash in this metro, running four different business models, and the model determines whether the number you accept is the amount you receive at closing. Ours included — vet us the same way.

How to tell cash home buyers in Memphis apart covers the four models, the seven questions worth asking before you sign anything, and the red flags that reliably predict a price revised downward late in the process. Tennessee also gives you a specific statutory right to be told in writing when a buyer intends to assign your contract rather than close on it.

When you should not sell to us

We will tell you this on the phone, so it may as well be on the homepage.

If your house is in decent structural shape in a neighborhood with real buyer demand — much of Midtown, Cooper-Young, Central Gardens, Evergreen, most of Cordova and Bartlett — you should list it with an agent. Retail buyers pay more than we can, because they are buying a home and we are buying a project. Even after commission, a sound house usually nets more on the open market.

Sell to a cash buyer when the repair list is long, the estate is unfinished, the heirs are scattered, the taxes or code citations have gotten ahead of you, there is a foreclosure date, or managing the house from another state has stopped being worth the difference in price.

If we look at your house and think you should list it, we will say so and tell you why.

What "as-is" actually includes

More than people expect:

• Repairs. All of them. We are not asking for a roof or a water heater as a condition of closing.
• The contents. Take the photographs and the wedding ring. Leave the furniture, the garage, and forty years of the attic. We handle it.
• The condition report. We do our own diligence. You are not paying for inspections.
• Cleaning. Do not clean the house. Genuinely.

What we do not do

• We are not agents and we do not list houses. We are the buyer.
• We do not charge fees or commissions to the seller.
• We do not sell houses to the public, keep a buyer list, or advertise property.
• We will not quote a number over the phone and then lower it after we see the house.

Common questions

Do you actually buy houses in any condition in Memphis?

Yes, including houses that have been vacant for years, houses with fire or water damage, houses with failed roofs or foundations, and houses full of belongings. Condition affects the price, not whether we will buy it. The one thing that stops a purchase is not condition — it is title, when the record cannot show who has the right to sell.

Are you a local Memphis company?

No, and we will not pretend otherwise. Top Dollar Home Offer is based in Oklahoma and has been buying houses in Tulsa for more than 25 years. We are new to the Memphis market. What we bring is experience with complicated situations — unfinished estates, out-of-state heirs, houses with title problems — not decades of local history here.

Will you charge me anything?

No. There are no commissions, no fees, and no closing costs charged to you by us. You do not pay for repairs, cleanout, or inspections. What you see in the written offer is what you receive at closing, less anything that has to be paid off from the sale — an existing mortgage, delinquent property taxes, or liens.

Can I sell if I live in another state?

Yes, and it is common for us. Tennessee permits remote online notarization and title companies close mail-away sales routinely, so you can sign remotely and have funds wired. You do not need to fly to Memphis.

How fast can you close on a Memphis house?

On a house where one owner holds clear title and can sign, one to three weeks is realistic, and the limit is the title company's schedule rather than our funding. An unfinished estate, delinquent city and county taxes, an unreleased lien, or an open code case all add time. Any buyer who gives you a closing date before looking at the title is guessing.

How is your offer different from what an agent would get me?

An agent will usually get a higher sale price on a house that is in sellable condition, and after commission and holding costs, that is often still more money in your pocket — we will tell you when that is the case. Our offer is worth taking when the house needs work you cannot fund, when the estate or the heirs make a listing impractical, or when the speed and certainty are worth more than the difference. It is a trade, not a bargain, and it should be presented that way.

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Get a no-obligation cash offer or an honest read on what the house is worth — call (901) 437-0069 or request an offer online.