Selling a house as-is in Tennessee
"As-is" means you won't make repairs before closing. It doesn't mean anything goes. Here is how an as-is sale to a cash buyer usually works in Memphis and Shelby County.
- No repairs or cleaning
- No agent commissions
- You pick the closing date
- No obligation, ever
What "as-is" covers
In an as-is sale, the buyer takes the house in its current condition. You don't fix the roof, clean out the garage or pass a buyer's inspection. The price reflects the condition instead.
What it doesn't cover
Selling as-is doesn't let you hide known problems. Tennessee has a residential property disclosure law, and whether you fill out the standard disclosure form depends on the kind of sale and the buyer. Ask the title company or a Tennessee real estate attorney which form applies to your sale. When in doubt, tell the buyer what you know: it protects you.
How the closing works
- Written offer and contract. Read who pays closing costs, how much earnest money is put down, and what could let the buyer back out.
- Title search. A title company or closing attorney checks for mortgages, liens, unpaid taxes and judgments. Each one is paid from the sale proceeds at closing.
- Closing. You sign the deed and closing documents, often in person at the title company or with a mobile notary. You're paid by wire or check.
If the buyer plans to assign the contract
Some buyers, often called wholesalers, sign a contract and then assign it to another buyer. Since 2025, Tennessee law requires them to disclose that interest in writing, and to notify the seller before an assignment. Ask any buyer directly whether they plan to close themselves or assign.
How long it takes
Without a lender involved, an as-is cash sale can close in a couple of weeks if the title is clean. Probate, liens, or several owners can add time. You can also choose a later closing date.
This guide is general information, not legal advice.
Questions
Do I need a lawyer to sell as-is?
Not always. A title company handles most cash closings in Tennessee, but an attorney is worth it for probate, divorce, liens, or anything unusual.
Can I leave belongings in the house?
In most cash sales, yes. Confirm it in the contract so the buyer agrees to handle whatever is left.
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.