Connecting realtors to sellers in Memphis: out-of-state investors, tax sales and listing leads
Memphis has long been one of the most popular cities in the country for out-of-state rental investors, who buy low-priced single-family homes to rent. As a result, more than half of Memphis households rent, and thousands of homes are owned by people who live in other states and may never have seen the property in person.
Those remote owners, along with heirs and long-time residents, are a major source of listings. This guide uses Census figures and local search data to compare Memphis neighborhoods with Germantown, Collierville and DeSoto County, Mississippi, and covers investor sellers, estates, Shelby County tax sales and land bank, Tennessee trustee sales and listing math.
Where Memphis agents find listing leads
- 1
Use targeted lead lists
Out-of-state owner, probate, tax delinquent and preforeclosure lists help you reach sellers before they choose another path.
- 2
Watch public sources
Shelby County assessor, register of deeds and trustee records show ownership, transfers and tax status.
- 3
Build local relationships
Property managers, estate attorneys and community development groups often know owners who want to sell.
Before you reach out
- Confirm ownership
- Check Do Not Call status
- Check tax status
- Check rental status and leases
- Pull nearby comparables
- Plan follow-up
Explore resources such as off-market property in Shelby County, TN and distressed properties in Tennessee.
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
Memphis and Shelby County in numbers
Memphis has about 611,000 residents, a median home value near $210,000 and a median household income around $53,000 in recent Census estimates, with about 45% of homes owner-occupied and vacancy near 14%.
Shelby County as a whole has about 919,000 residents, a median value near $249,000 and owner-occupancy near 54%. Across the Mississippi line, DeSoto County has a median near $270,000 and owner-occupancy near 78%.
FedEx’s global hub, logistics, healthcare and the University of Memphis keep jobs in the city, while Germantown, Collierville and Bartlett draw buyers seeking suburban schools.
Many remote investors bought through turnkey companies and rely on property managers. When managers change, repairs pile up or tenants leave, these owners often look to sell.
Higher vacancy in some neighborhoods means some homes sit empty, sometimes with code issues or unpaid taxes.
- Ignore tenants in place
- Price south and north side homes from east Memphis sales
- Contact owners without checking calling rules
- Respect leases and tenant rights
- Use same-street comparables
- Follow Do Not Call and consent rules
Tennessee resources
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
Memphis ZIP codes for listing outreach
Recent Census estimates show how values, ownership and vacancy vary across the city and suburbs.
Germantown 38139 and 38138
Medians near $576,000 and $430,000 and owner-occupancy near 80% to 97%, with many long-time owners ready to downsize.
Collierville 38017
A median near $495,000 and owner-occupancy near 78%, a suburban market with strong buyer demand.
East Memphis 38120 and 38117
Medians near $461,000 and $312,000 and owner-occupancy near 72% to 76%, with established homes.
Midtown and downtown 38104 and 38103
Medians near $317,000 and $397,000, with historic homes, condos and many renters.
Hickory Hill, Raleigh and Parkway Village 38115, 38128 and 38118
Medians near $108,000 to $145,000, with many investor-owned rentals and owner-occupancy as low as 23%.
South Memphis and Orange Mound area 38106 and 38114
Medians near $72,000 to $82,000 and vacancy near 23%, with inherited homes, tax delinquent properties and remote owners.
ZIP medians are recent Census estimates and include all housing types. Always price listings from recent comparable sales nearby.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
What Shelby County buyers and owners search for
Search data shows heavy records research and steady buyer demand. Memphis homes for sale draws about 1,300 searches a month, Bartlett about 880 and Germantown about 720.
Owners research their homes
Shelby County assessor searches run around 14,800 a month, though the term also covers other Shelby counties, and the register of deeds draws about 3,600.
Tax and land bank activity draw attention
The Shelby County trustee and the county land bank each draw about 1,600 searches a month, and tax sale searches run about 170.
Some owners want speed
Sell my house fast Memphis draws about 390 searches a month. Many of these owners may also be open to a well-priced listing.
- 1Shelby County assessorAbout 14,800
- 2Shelby County register of deedsAbout 3,600
- 3Shelby County trusteeAbout 1,600
- 4Shelby County land bankAbout 1,600
- 5Memphis homes for saleAbout 1,300
- 6Homes for sale Bartlett TNAbout 880
- 7Homes for sale Germantown TNAbout 720
- 8Homes for sale Southaven MSAbout 590
How agents can use this data
Turn search interest into listing conversations:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors and agents such as Carolynn Castillo, who share how they find motivated sellers.
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Remote investors, estates, tax sales and the land bank
Several local and Tennessee factors shape when Memphis owners decide to sell.
Out-of-state rental investors
Remote owners may sell when a property manager leaves, repairs grow or returns fall short of expectations.
- Remote owners
- Property managers
Offer a clear plan that handles tenants, repairs and showings locally.
Estates and the courts
Shelby County courts handle estates. The personal representative generally needs proper authority to sell real estate.
- Probate
- Personal representative
Work with the estate’s attorney on authority and timing.
Tax sales and the land bank
Properties with long-unpaid taxes may go to a county tax sale, and the Shelby County Land Bank sells properties it has acquired.
- Tax sale
- Land bank
Reach tax delinquent owners early, while they can still sell on their own terms.
Trustee sales and cross-state listings
Most Tennessee foreclosures are handled out of court through trustee sales. Many buyers and sellers live in Mississippi or Arkansas, and agents must hold the right license or use a proper referral for property across state lines.
Confirm licensing before you take cross-state listings.
Questions to ask a Memphis seller
- 1Who has authority to sell?
- 2Is the home rented, and what does the lease say?
- 3Who manages the property now?
- 4Are there back taxes or code issues?
- 5Is the loan current?
- 6Would the owner prefer a listing or a cash offer?
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Running the numbers on a remote investor campaign
Track every step from lead to closing, because response and conversion rates decide whether a campaign pays off. Remote owners with several homes can turn one conversation into multiple listings.
Return = Closed listings × commission − Data + mail + time
Use your own rates once you have results.
These figures are examples only. Results vary widely by market, message and follow-up.
Tenant-occupied sales
Some investor buyers want homes with tenants in place. Others want them vacant. Ask the owner which path fits their goals.
Show the full picture
Remote owners may not know a home’s condition. Photos, video and repair estimates help them decide.
Follow-up wins listings
Most seller conversations happen after several touches. Plan letters and emails over months, not days.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Connecting realtors to sellers in Memphis: FAQ
Short answers for agents working Memphis and Shelby County. Tap a question to open it.
QWhere do Memphis listing leads come from?Yes
Often out-of-state investors, estates, tax delinquent owners and preforeclosures.
QWhy are there so many remote owners?
Low prices drew rental investors from across the country.
QCan I list a home with tenants?
Yes, but respect the lease and tenant rights.
QWhat does the land bank do?
It acquires and sells properties, many from tax foreclosures.
QHow do Tennessee foreclosures work?Yes
Most go through out-of-court trustee sales.
QWhich suburbs draw the most buyers?
Bartlett, Germantown, Collierville and Southaven.
Looking for Memphis listing leads? Tell us your target ZIP codes and we will help you choose seller lists.
Start connecting with Memphis sellers
Memphis rewards agents who serve remote investors well, reach heirs and tax delinquent owners early and price each neighborhood on its own terms.
ForeclosuresDaily.com supplies seller leads across Shelby County and Tennessee, including probate, preforeclosure and absentee owner data. Explore our lead products.