Spencer Buys Houses vs. Bartlett Realtors: The Real Cost Breakdown in 2026

Selling a house in Bartlett isn’t what it was back in 2021 or 2022. You can’t just stick a sign in the yard and expect a bidding war by noon.

If you’ve been watching the market in Shelby County lately, you’ve probably noticed houses sitting a little longer. Buyers are pickier. Inspections are tougher.

So, you’re probably stuck at a crossroads: Do I list it with an agent, or do I sell it for cash?

Most folks assume listing is the “right” way to get the most money. And sure, the sales price usually looks higher on paper. But “sales price” isn’t what you deposit at the bank. Net profit is.

Here is an honest, side-by-side breakdown of what it really costs to sell a house in Bartlett in 2026.

The Numbers Don’t Lie: A Side-by-Side Comparison

Let’s look at a typical scenario for a 3-bedroom home in a neighborhood like Ellendale or near Bartlett High School.

Let’s assume the Market Value of the house (if it were fully renovated and perfect) is $320,000.

Expense	Listing with a Bartlett Realtor	Selling to Spencer Buys Houses
Asking Price	$320,000	Fair Cash Offer
Real Estate Commission	$19,200 (6% average in TN)	$0 (We pay this)
Closing Costs	$6,400 (2% avg. seller fees)	$0 (We pay this)
Repairs Required	$10,000+ (To pass inspection)	$0 (Sold “As-Is”)
Holding Costs	$4,500 (Mortgage/Taxes/Utilities for 3 mos)	$0 (Close in 7 days)
Concessions	$5,000 (Buyer usually asks for closing help)	$0
Total Deductions	– $45,100	$0
Net Cash in Pocket	$274,900	$274,900*

(Note: Our offer depends on the specific condition of your house, but as you can see, a “higher” listing price doesn’t always mean more money in your bank account.)

The 3 Things That Eat Your Profit

When you list on the MLS, there are “silent killers” that nibble away at your check.

It’s the industry standard in Tennessee, but man, it’s a lot of money. On a $300k house, you are handing over $18,000 to agents before you even pay off your mortgage.

1. That 6% Commission:

It’s the industry standard in Tennessee, but man, it’s a lot of money. On a $300k house, you are handing over $18,000 to agents before you even pay off your mortgage.

With Spencer Buys Houses: You pay zero commissions. I’m the buyer. There is no middleman to pay.

2. The “Repair Trap”:

Bartlett has a lot of clay soil. I see foundation issues constantly. If you try to list a house with a foundation settling or an old roof, traditional buyers (and their banks) will run for the hills. You end up spending months managing contractors just to get the house “good enough” to sell.

With Spencer Buys Houses: I don’t care about the foundation cracks. I don’t care if the kitchen is stuck in 1985. I buy it exactly how it sits today.

3. The Waiting Game (Holding Costs)

This is the one most people forget. If your house sits on the MLS for 60 to 90 days, you are still paying:

• Mortgage payments
• MLGW utility bills
• Property taxes (Shelby County taxes aren’t cheap!)
• Insurance

Every month the house doesn’t sell is money bleeding out of your pocket. We can close in as little as 7 days, stopping that financial bleeding immediately.

Why “We Buy Houses Bartlett” is Different

We aren’t a national chain or a call center. I’m Spencer. I buy houses right here in Memphis and the surrounding suburbs like Bartlett, Germantown, and Cordova.

When you work with us:

• You choose the closing date. Need 30 days to pack? No problem. Need to close next Tuesday? We can do that too.
• No cleaning. Leave the old furniture, the trash, or the stuff you don’t want. We handle it.
• Privacy. No “For Sale” sign in the yard and no strangers walking through your bedrooms during open houses.

Frequently Asked Questions

Q: My house is in probate in Shelby County. Can you still buy it? A: Yes, we specialize in this. Selling a house in probate can be tricky with the courts, but we have a team of local title experts who know the Shelby County probate process inside and out. We can often help speed up the sale so you can settle the estate.

Q: Do you buy houses in specific Bartlett neighborhoods? A: Absolutely. We buy all over 38133, 38134, and 38135. Whether you are near Shadowlawn, Davies Plantation, or closer to Wolfchase, we are interested.

Q: Are there any hidden fees? A: None. The offer we give you is the amount you see on the check at closing. We pay the closing costs, the transfer taxes, and the title fees.

Resources for Bartlett Homeowners

Shelby County Register of Deeds: Check your deed or property details.

MLGW (Memphis Light, Gas, and Water): Information on stopping service once you sell.

Bartlett City Schools: Helpful for understanding your property’s district value if you decide to list.

Ready to check your numbers?

Don’t just guess what your house is worth. Get a concrete, no-obligation cash offer today and see how it compares to listing.

Call Spencer Shadrach today at (901)-979-9848 or fill out the form on our website. Let’s see if we can get you a win-win deal.