Selling a Cordova house or rental, tenants and all
Cordova has more rentals than most of the suburbs. If you own one you're done managing, a local buyer can purchase it with the tenant in place.
- No repairs or cleaning
- No agent commissions
- You pick the closing date
- No obligation, ever
ZIP codes: 38016, 38018
Cordova has a lot of investor-owned homes
In the 2022 county records, about 28% of residential parcels in 38016 and 38018 weren't marked owner-occupied. About 15% of owners had a mailing address outside Tennessee, the highest share of any suburb we cover. A lot of Cordova houses are owned by people who moved away and kept the house as a rental.
Selling with a tenant in place
You don't have to wait for a lease to end. In a sale with the tenant in place, the lease moves to the new owner. Shelby County is covered by Tennessee's Uniform Residential Landlord and Tenant Act, so the tenant keeps their rights under the lease after the sale. The buyer will ask for the lease, the rent roll and the deposit amount, and the deposit transfers at closing.
Owners out of state can usually sign remotely, through a mobile notary or the title company.
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
I live out of state. Can I sell without coming to Memphis?
Usually, yes. The title company can arrange remote or mobile-notary signing, and the buyer can see the house with the tenant or a property manager.
Is part of Cordova inside Memphis city limits?
Parts of Cordova are inside Memphis and parts are in unincorporated Shelby County. It affects which property taxes apply, and the title company sorts it out at 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.