How to Wholesale Real Estate in Memphis, TN
Memphis is one of the country’s biggest markets for rental investors, with a typical home value well under the national average and a large stock of mid-century houses. Most of your research runs through Shelby County offices, and many of your buyers will be landlords who live out of state.
The short answer
Is wholesaling legal in Memphis?
Memphis follows Tennessee law. Legal without a license, with required written disclosures since March 2025.
Read the Tennessee wholesaling guide for the full rules.
Memphis at a glance
| Primary county | Shelby County |
|---|---|
| Typical home value | About $145,000 (Zillow Home Value Index, Aug 2026) |
| Housing stock | 1950s–70s brick ranches dominate most neighborhoods; older frame houses near the core; newer 1990s–2000s subdivisions in the east |
| Where to search deeds | Shelby County Register of Deeds, online records search |
| Probate court | Shelby County Probate Court |
| Who handles closings | Title companies and closing attorneys |
The market
Why investors wholesale in Memphis
Memphis combines low entry prices with rents that still support landlord math, which is why local and out-of-state rental buyers compete for the same houses. Much of the city was built out in the postwar decades, so there is a large supply of 1950s–70s ranches needing roofs, HVAC, plumbing and cosmetic work. Tired landlords, inherited homes and tax-delinquent parcels keep inventory moving, and title companies here close assignments every day.
Frayser (north Memphis)
1950s–60s brick and frame ranches at some of the lowest prices in the city, bought mostly by rental investors.
Whitehaven (south, near the airport)
1950s–70s ranches on larger lots, a popular landlord area with steady turnover.
Raleigh (northeast)
1960s and 1970s brick ranches and split-levels at low-to-mid prices, favored for rentals and light rehabs.
Hickory Hill (southeast)
1980s and 1990s subdivision homes, a slightly higher price tier that suits flippers and rental buyers wanting newer systems.
Orange Mound and Midtown edges
Early 1900s–1940s frame houses and bungalows near Midtown where rehab buyers look for value-add projects.
Cordova (east)
1990s–2000s subdivisions at higher prices; fewer deals, but strong resale for flippers.
Deal flow
Finding motivated sellers in Memphis
- Tax sale lists. Delinquent Shelby County and City of Memphis real estate taxes go to tax sale through the Chancery Court Clerk & Master, now held online. Check the upcoming sale lists and contact owners before the sale.
- Shelby County Land Bank. Parcels that do not sell at tax sale go to Shelby County and can later be resold through the Land Bank. Track its listings for vacant houses and the neighbors who may want to sell too.
- Probate filings. Estates are opened in Shelby County Probate Court. Heirs of an inherited Memphis rental or family home often want a fast, as-is sale.
- Code enforcement and Environmental Court. The City of Memphis Division of Community Enhancement runs code enforcement, and serious blight cases are heard in Shelby County Environmental Court. Its dockets are a list of owners under pressure to repair or sell.
- Eviction filings. Detainer warrants are filed in Shelby County General Sessions Civil Court. Repeated filings on the same property often mark a tired landlord.
- Trustee sale notices. Tennessee foreclosures are mostly non-judicial trustee sales advertised in local newspapers ahead of the sale. Reach owners early in the notice period.
Your exit
Finding cash buyers in Memphis
Pull recent deeds from the Shelby County Register of Deeds and look for LLC buyers, repeat names and owners with out-of-state mailing addresses; in Memphis those are your core cash buyers. Many are landlords and rental funds that buy on photos, video and a repair estimate, so package deals with rent comps and a clear scope of work. Add local rehabbers who buy in Midtown and Cordova, and property managers who buy for their clients.
Memphis tip
Check both tax bills
Properties inside Memphis carry both a Shelby County tax bill and a City of Memphis tax bill. Confirm both are paid or know the balances before you set your price, since delinquent city or county taxes will come out of the deal at closing.
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FAQ
Wholesaling in Memphis: common questions
Is wholesaling legal in Memphis?
Yes. Tennessee does not require a license to wholesale, and that applies to Shelby County deals in Memphis. A rule in effect since March 25, 2025 adds one duty: state your intent to assign in bold print, and give that notice to both the seller and your end buyer. See our Tennessee wholesaling guide.
Do I need to live in Memphis to wholesale there?
No. Shelby County deed, probate and tax sale records are online, and many Memphis buyers are out of state themselves. Plan for a local contact to take photos and let buyers in.
How much do houses cost in Memphis?
Zillow’s Home Value Index put the typical Memphis home at about $145,000 in August 2026. Many investor deals trade well below that.
Who buys wholesale deals in Memphis?
Mostly buy-and-hold landlords, including out-of-state investors and rental funds, plus local flippers in the higher-priced areas. Build your list from recent cash deeds at the Shelby County Register of Deeds.
More markets
Other city guides near Memphis
Compare other markets nearby, or read the full Tennessee wholesaling guide.
Wholesaling guides for Memphis investors
Your next step
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