Category: Buyers & Sellers

First-Time Homebuyer Tips for Memphis and Shelby County

Buying your first home is exciting — and full of new terms. These tips will help Memphis-area first-time buyers move from browsing to closing with confidence.
1. Know your real budget
Your monthly payment includes principal, interest, property taxes, homeowners insurance, possibly mortgage insurance, and any HOA dues. Use our affordability and payment calculators to find a comfortable range — not just the maximum a lender approves.
2. Get pre-approved early
A pre-approval from a local lender shows sellers you’re serious and helps you understand loan options such as conventional, FHA, VA, and USDA.
3. Explore down payment assistance
Tennessee and some local governments offer programs for eligible buyers. The Tennessee Housing Development Agency (THDA), for example, offers first-time buyer loan programs with down payment assistance for qualifying buyers. Ask your lender which programs fit your situation.
4. Budget for closing costs
Plan for title insurance, lender fees, Tennessee recording taxes, prepaid insurance, and escrow deposits. Sellers sometimes contribute toward buyer costs through negotiated concessions.
5. Don’t skip the inspection
A professional inspection can uncover roof, HVAC, foundation, or plumbing issues before you’re committed.
6. Choose an owner’s title policy
It’s a one-time cost that protects your ownership from covered title defects for as long as you own the home.
7. Protect your down payment
Wire fraud targets first-time buyers. Always call your title company at a verified number before sending funds.
8. Keep your credit steady
Avoid new credit cards, car loans, or big purchases until after closing — lenders often re-check credit right before funding.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Mortgage Calculators · Owner’s vs Lender’s Title Insurance · Wire Fraud Prevention
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.

October 10, 2026
Selling Your Memphis Home: What to Expect from Contract to Close
Once you accept an offer, the clock starts. Here’s what Memphis sellers can expect between signing the contract and handing over the keys.
Step 1: The title company opens your file
Your agent sends the contract to the title company. You’ll receive an invitation to a secure portal and a seller information sheet asking for your loan details, HOA information, forwarding address, and marital status.
Step 2: Title search and payoffs
We search the property records and request payoff statements from your mortgage lender and any other lienholders. If there’s a home equity line, it must be paid off and closed so it can’t be drawn again.
Step 3: Inspections and repairs
The buyer completes inspections and may request repairs. Keep receipts for completed work — they’re often needed before closing.
Step 4: Reviewing your settlement statement
A few days before closing, you’ll receive your estimated settlement statement showing the sale price, payoffs, commissions, prorated property taxes, any seller concessions, the Tennessee transfer tax if you agreed to pay it, and your estimated net proceeds.
Step 5: Closing day
Bring a valid photo ID for everyone on the deed. You’ll sign the deed, affidavits, and the settlement statement. Many sellers sign ahead of the buyers or through a mail-away package if they’ve already moved.
Step 6: Getting paid
Proceeds are disbursed after the buyer’s funds are received and the lender authorizes funding — often the same day in Tennessee. Your bank details should be collected through a secure, verified process, never by email.
Seller tips
- Tell us early about estates, divorces, liens, or name changes.
- Leave all keys, openers, and codes for the buyer.
- Don’t cancel homeowners insurance or utilities until after closing.
- Want to know your bottom line before listing? Ask for a free seller net sheet.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Mortgage Calculators · Closing Services · Escrow Services
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What Is Escrow? Earnest Money, Payoffs, and Disbursements Explained
“Escrow” gets used in two ways in real estate. One is the closing escrow handled by a title company; the other is the ongoing escrow account your lender keeps for taxes and insurance. This article focuses on the first.
Escrow means a neutral third party
When you’re under contract, money changes hands between people who don’t know each other. An escrow agent — the title company — holds the funds and releases them only when the contract’s conditions are met and everyone has signed.
Earnest money
Earnest money is the good-faith deposit a buyer makes when an offer is accepted. It’s held in escrow and usually applied to the buyer’s funds at closing. If the deal falls apart, what happens to earnest money depends on the contract terms. At Sure Title, buyers can send earnest money through our secure digital link instead of mailing checks.
Payoffs
Before closing, we request payoff statements for the seller’s mortgage and any liens. At closing, those are paid directly to the lienholders — and payoff instructions are verified to make sure money goes to the real lender.
Disbursements
After documents are signed and the lender funds, we disburse: the seller’s proceeds, commissions to each brokerage, payoffs, taxes, recording fees, and any other approved payments listed on the settlement statement.
How funds stay safe
- Escrow accounts are separate from operating funds and reconciled regularly.
- Identity verification before sensitive payment information is shared.
- Wire instructions delivered only through a secure, encrypted portal.
- Phone verification of any instructions — always.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Escrow Services · Wire Fraud Prevention · FAQ
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
Buying a Home in DeSoto County: How Mississippi Closings Work
DeSoto County is one of the fastest-growing areas in the Mid-South, and many Memphis-area families move across the state line to Southaven, Olive Branch, Horn Lake, and Hernando. If you’re used to Tennessee closings, a few things work differently in Mississippi.
One team for title, escrow, and closing
Sure Title handles title insurance, escrow, and closing coordination for DeSoto County transactions, so you have one organized point of contact from contract to keys — with the same secure portal and fraud protections we use on every Memphis closing.
No state transfer tax
Unlike Tennessee’s $0.37 per $100 transfer tax, Mississippi does not charge a state real estate transfer tax. That can make buyer and seller costs noticeably lower. You’ll still pay county recording fees at the Chancery Clerk’s office.
Property taxes and homestead
Mississippi property taxes are generally paid in arrears and prorated at closing. Owner-occupants should look into Mississippi’s homestead exemption through the county after closing — it can reduce your tax bill, but you must apply.
Title insurance still matters
A title search and title insurance work together. The search reviews the public records; title insurance is a financial guarantee that covers losses from covered defects the search may not reveal. Most lenders require a lender’s policy, and an owner’s policy protects your equity.
Tips for a smooth DeSoto County closing
- Get homeowners insurance quotes early — rates can differ from Shelby County.
- Ask your lender about property tax escrow estimates for your specific city.
- Verify wire instructions by phone, just as you would in Tennessee.
- Choose a title team experienced on both sides of the state line.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: North Mississippi Closings · Title Insurance · Mortgage Calculators
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What to Bring to Your Closing: A Closing-Day Checklist
Closing day should be a celebration, not a scramble. Use this checklist to make sure you arrive with everything you need.
For buyers
- Valid, unexpired government-issued photo ID for every person signing (driver’s license or passport)
- Your verified funds to close — sent by wire or provided as directed by your title company, after confirming instructions by phone
- Proof of homeowners insurance (your lender usually needs this in advance)
- Any final documents your lender requested
- Your checkbook for small last-minute items, just in case
For sellers
- Valid photo ID for every person on the deed (and spouses, if required)
- House keys, garage openers, gate codes, and mailbox keys
- Any payoff or HOA information the title company asked for
- Forwarding address and the account where you want proceeds sent (verified securely, never by email)
The week before closing
1. Review your Closing Disclosure — lenders must provide it at least three business days before closing on most consumer mortgages.
2. Schedule a final walkthrough with your Realtor®.
3. Confirm your closing time and location (or mobile/remote signing).
4. Call the title company to verbally confirm wire instructions before sending funds.
5. Avoid opening new credit or making large purchases until after you close.
What happens at the table
Your closer will walk you through the settlement statement, the promissory note and deed of trust (for financed buyers), the deed (for sellers), and affidavits. Ask questions — that’s what we’re there for. Most signings take 30 to 60 minutes.
After you sign
Once the lender authorizes funding, the title company disburses funds, records documents with the county, and issues title insurance. In Tennessee, buyers typically get keys the same day, but always confirm possession terms in your contract.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Closing Services · Wire Fraud Prevention · FAQ
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
How to Avoid Wire Fraud When Buying a Home in Memphis
Real estate wire fraud is one of the fastest-growing financial crimes in the country, and it targets the moment you are most vulnerable: right before closing, when you’re about to send your down payment.
How the scam works
Criminals gain access to — or convincingly imitate — the email of an agent, lender, or title company. They watch your transaction quietly, then send a message that looks legitimate: “Our bank details have changed. Please wire your funds to this new account today.” Once a wire is sent to a fraudulent account, the money can be gone within hours.
Red flags
- Any change to wire instructions, especially by email or text
- Urgency or pressure: “send it today or you’ll lose the house”
- Email addresses or domains that are slightly off
- Requests to keep the change confidential
- A phone number in the email that doesn’t match the one on the company’s website
Five rules that protect your money
1. Save your title company’s phone number from its official website at the start of your transaction. For Sure Title, that’s (901) 881-0606.
2. Before you wire anything, call that number and verbally confirm the instructions.
3. Treat every emailed change in payment instructions as fraud until proven otherwise.
4. Use secure digital payment options for earnest money when they’re offered.
5. Call the title company right after sending funds to confirm they arrived.
How Sure Title protects you
We use Closinglock to verify every buyer’s and seller’s identity and to deliver wire instructions only inside a secure, encrypted portal — never as an email attachment. Earnest money can be sent digitally through our secure link, and outgoing payoffs are verified before funds leave escrow.
If you think you’ve been targeted
Act immediately. Call your bank and ask them to recall the wire, then call your title company, and file a report with the FBI’s Internet Crime Complaint Center at ic3.gov. The faster you act, the better the chance of recovery.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Wire Fraud Prevention · Escrow Services · Our Technology
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
Tennessee Closing Costs Explained: Transfer Tax, Mortgage Tax, and Title Fees
Closing costs in Tennessee generally fall into a few buckets: government taxes and recording fees, title and settlement charges, lender fees, and prepaid items. Here’s how they work for a typical Memphis-area purchase.
Tennessee recordation taxes
Tennessee charges two recording-related taxes, collected when documents are recorded at the county Register of Deeds:
- Realty transfer tax: $0.37 per $100 of the sale price or the property’s value, whichever is greater. On a $300,000 home, that’s $1,110.
- Mortgage (indebtedness) tax: $0.115 per $100 of the loan amount, with the first $2,000 exempt. On a $240,000 loan, that’s about $273.70.
Who pays each tax is set by your contract. You can estimate both with our free Tennessee transfer and mortgage tax calculator.
Title and settlement charges
- Owner’s and lender’s title insurance premiums
- Title search and examination
- Settlement or closing fee
- Endorsements required by the lender
- Recording fees for the deed and deed of trust
Lender charges
These vary by loan type and lender and may include origination fees, discount points, appraisal, credit report, and flood certification. Your Loan Estimate lists them.
Prepaids and escrows
Buyers often prepay homeowners insurance for the first year, interim interest from closing to the end of the month, and deposits into an escrow account for future taxes and insurance. Property taxes are typically prorated between buyer and seller based on the closing date.
Typical seller costs
Sellers commonly pay their mortgage payoff, real estate commissions as agreed, any agreed seller concessions, their share of prorated taxes, and items assigned to them in the contract.
Get a real estimate
Online averages are a starting point, but every transaction is different. Sure Title can prepare a free buyer estimate or seller net sheet for your specific property and contract terms.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Mortgage Calculators · Memphis Title Company · FAQ
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
Owner’s vs. Lender’s Title Insurance: What Tennessee Buyers Need to Know
At a Tennessee closing you’ll often see two title insurance policies on your settlement statement: a lender’s policy and an owner’s policy. They sound similar, but they protect very different people.
The lender’s policy
If you’re financing your purchase, your lender will almost always require a lender’s policy. It protects the lender’s interest in the property up to the loan amount. As you pay down your mortgage, the coverage effectively shrinks, and it ends when the loan is paid off. Importantly, it does not protect you.
The owner’s policy
An owner’s policy protects your equity — typically up to the purchase price — for as long as you or your heirs own the property. If a covered title defect surfaces years later, the policy can pay for legal defense and covered losses. Examples include:
- A forged signature on a prior deed
- An heir who was never accounted for in an earlier estate
- Recording or indexing mistakes in county records
- A previous owner’s lien that was never properly released
One premium, long-term protection
Unlike homeowners insurance, title insurance is paid once, at closing. There are no monthly premiums. When a lender’s and owner’s policy are issued together, they’re usually priced more efficiently than buying either one separately.
Who pays in Memphis?
Who pays for each policy is negotiable and set by your purchase contract. In the Memphis market it’s common for the seller to pay for the owner’s policy and the buyer to pay for the lender’s policy, but your contract controls. Your Realtor® can explain what’s customary for your deal.
Is an owner’s policy really necessary?
It’s optional — but it’s the only coverage that protects your ownership against covered title problems. Considering it’s a one-time cost on what is usually the largest purchase of your life, most buyers choose to have it.
Our underwriters
Sure Title issues policies through Fidelity National Financial (FNF National Agency) and First American Title Insurance Company — two of the largest, most financially stable title insurers in the country.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Title Insurance · FAQ · Closing Services
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What Does a Title Company Do? A Memphis Homebuyer’s Guide
If you’re buying a home in Memphis, Germantown, Collierville, or anywhere in Shelby County, a title company will play a central role in your transaction — even if you only meet the team on closing day. Here’s what actually happens behind the scenes, and why it protects your investment.
1. Opening the order
Once you and the seller sign a purchase contract, your Realtor® sends it to the title company. At Sure Title, we open the file the same business day, confirm everyone involved (buyers, sellers, agents, lender), and invite each party to a secure online portal where they can track progress and share documents.
2. Searching the title
“Title” is the legal right to own the property. We search county records for every deed, mortgage, lien, judgment, and tax record connected to the property and the seller. The goal is to confirm the seller can legally sell the home and to uncover anything that could cloud your ownership — an old unreleased mortgage, a contractor’s lien, unpaid property taxes, or a missing heir from a prior estate.
3. Issuing the title commitment
The results become a title commitment: a document listing the current owner, the requirements that must be satisfied before closing (like paying off the seller’s mortgage), and the exceptions the policy won’t cover (like recorded easements). Your agent and lender review it so there are no surprises.
4. Clearing problems early
If the search turns up issues, the title company works to resolve them — ordering payoffs, getting lien releases, or coordinating with attorneys on estate or probate questions. Catching these early is the difference between closing on time and pushing your date.
5. Holding funds in escrow
Your earnest money and closing funds are held in a neutral escrow account. The title company only disburses money according to the contract and the lender’s instructions, and every dollar is reconciled.
6. Running the closing
We prepare and balance the settlement statement with your lender, schedule the signing, verify identities, notarize documents, and walk you through every page. Most signings take 30–60 minutes.
7. Recording and issuing title insurance
After closing, we record the deed and deed of trust with the Shelby County Register of Deeds (electronically, in most cases), pay off the seller’s loans, disburse proceeds and commissions, and issue your owner’s and lender’s title insurance policies.
Why your choice of title company matters
- Speed: a fast, organized title company keeps your closing date.
- Security: wire fraud targets real estate closings. Look for identity verification and secure wire instructions.
- Communication: you should be able to see your file’s status without chasing emails.
In Tennessee, buyers have the right to choose their title company, though many rely on their Realtor’s recommendation. Ask about technology, fraud protection, and experience before you sign.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Title Insurance · Closing Services · Memphis Title Company
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026