Selling a Southaven house, on the Mississippi side
Just across the state line, a DeSoto County sale works a little differently than a Memphis one. If a local buyer is interested in your Southaven or Horn Lake house, any as-is offer comes in writing.
- No repairs or cleaning
- No agent commissions
- You pick the closing date
- No obligation, ever
ZIP codes: 38671, 38672, 38637
What's different when you sell in Mississippi
- Seller disclosure: Mississippi sellers generally still complete a Property Condition Disclosure Statement, even in an as-is cash sale. You disclose what you know, and the buyer doesn't need you to fix it.
- Foreclosure timing: A Mississippi foreclosure notice runs in the newspaper for three consecutive weeks and is posted at the courthouse. Lenders also have to mail a notice at least 45 days before the auction. If you've received one, there's still time to sell.
- Estates: In Mississippi, estates go through chancery court. In DeSoto County that's the Chancery Court in Hernando.
- Property taxes: If taxes go unpaid, Mississippi gives owners two years to redeem after a tax sale. Selling before then pays the taxes off at closing.
We also cover Horn Lake (38637) and the rest of western DeSoto County.
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 cover Mississippi as well as Tennessee?
Yes. We take requests from both sides of the state line, in DeSoto County and Shelby County. For a Mississippi home, a person from our team calls you, not our AI assistant.
Who handles the closing in Mississippi?
A Mississippi closing attorney or title company. The buyer chooses one and pays the usual buyer-side costs.
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. For a Mississippi home, a person from our team calls you to go over the property, between 10 a.m. and 6:45 p.m. Central, Monday to Saturday. You can ask us to stop calling at any time.
Who calls me about my request?
For a Mississippi home, a person from our team calls you, not our AI assistant. They ask a few questions about the house and, with your OK, pass your answers to the buyer. A buyer who is interested usually follows up within 24 hours.