MAKE READY · MEMPHIS, TN
Memphis make‑readies, run by a local Lula W‑2.
Your local Lula field manager scopes the work, lines up vetted Memphis Pros, sequences the trades, and walks the unit before it hands back to you. One quote. One schedule. One owner of the outcome.
4-6
Avg days per turn
40+
Service verticals
17 Markets
Each with a local W‑2 field manager
YOUR LOCAL FIELD MANAGER
Meet Your Memphis Field Manager
Nick Hellums
Memphis Field Manager
Before coming to Lula, Nick Hellums started his own business that began as a handyman service and grew it to several teams running everything from maintenance to renovations. Since jumping to the corporate side, he has held several roles, from Project Manager to Director of Renovations in the Memphis market, where he managed project managers and contractors and consistently pushed a million dollars a month in renovations through the market. Nick is currently based in Memphis, TN.
WHAT LOCAL ACTUALLY MEANS
Why Memphis Turns Are Different
Metro Memphis rental coordination has its own rhythm. School-year timing, humid subtropical weather, pre-1978 intown stock, and a logistics-heavy employer base all shape how a turn should be scoped and sequenced.
The May–August school-year crunch
Most metro Memphis SFR moves happen May through August, set by the Shelby County Schools, Germantown, Collierville, and DeSoto County district calendars. A unit listed by mid-July catches families before the fall semester. Miss the window and the unit can sit into winter.
Humid summers, ice storms, and seasonal sequencing
Long subtropical summers (June through September, 90°F-plus with high dew points) drive HVAC, dehumidification, mold remediation, and exterior paint timing. Pollen-heavy springs mean filter swaps and duct cleaning early in the turn. Brief winter ice storms can stack burst-pipe and roof-flashing work that has to clear before interior paint and flooring.
Pre-1978 intown stock and lead-paint rules
Midtown, Cooper-Young, Central Gardens, Evergreen, Binghampton, Orange Mound, and inner Whitehaven are dominated by pre-1978 bungalow and shotgun-style stock. EPA RRP lead-safe rules apply, and any disturbance to painted surfaces needs proper containment scoped in from the start.
FedEx and employer-cluster leasing patterns
The FedEx World Hub at MEM concentrates an overnight workforce across southeast Memphis and DeSoto County commuter ZIPs, compressing turn windows around shift-bid cycles. Medical and logistics employers like St. Jude, Methodist-Le Bonheur, and AutoZone anchor Midtown and Downtown demand. Your field manager stacks Pro availability around these windows.
WHAT YOU’RE DOING WITHOUT ONE
Every Vacant Day Is Rent You’re Not Collecting
Punch lists split across a dozen 1099 vendors who don’t talk to each other. You chase quotes, juggle schedules, and hope someone shows up.
Vendor sprawl
Six different 1099s for paint, plumbing, carpet, cleaning, and prep. None of them coordinate with each other, and none of them own the outcome.
Quote-chasing
Different scopes, different price models, different turnaround times. Comparing apples to apples eats hours per turn.
Schedule juggling
One trade slips and the next four cascade. Someone on your team becomes a part-time project manager by default.
No accountability
When something gets missed or the unit isn’t actually ready, nobody owns the redo. The cost falls back on you.
WHAT YOU GET BACK
One Contact, Full-Service Turn Management in Memphis
SERVICES COVERED IN MEMPHIS
Every Service Your Field Manager Coordinates
From scope to handoff: paint, drywall, plumbing, HVAC, cleanouts and more. One coordinated quote, one schedule, one local W‑2 owning the outcome.
Paint
Drywall
Flooring
Cleaning
Plumbing
HVAC
Cleanouts
Trim & Caulk
Appliances
Final Inspection
BUILT FOR MEMPHIS RENTAL PORTFOLIOS
Single-Family, Multifamily, or Both
Make-ready services for residential rental properties across metro Memphis, at the scale and pace your leasing calendar demands.
Memphis Single-Family Rentals
Scattered portfolios from Midtown bungalows to Cordova and Bartlett subdivisions. Same workflow per door regardless of build year or finish level, with lead-paint scoping baked into intown pre-1978 stock.
Memphis Multifamily
From Downtown and South Main walk-ups to garden-style communities around Cordova and Germantown. Stacked-schedule turns sequenced so HVAC, paint, and flooring don’t fight each other for the unit.
LOCAL COVERAGE
Make-Ready Coverage Across Metro Memphis
From intown neighborhoods out to suburban submarkets across Shelby, Tipton, and Fayette counties in Tennessee and DeSoto County across the line in Mississippi.
Shelby County, TN
DeSoto County, MS
Tipton County, TN
Fayette County, TN
Coverage spans major ZIP codes across Shelby, Tipton, and Fayette counties in Tennessee and DeSoto County in Mississippi, including 38103, 38104, 38111, 38117, 38119, 38125, 38134, and 38138.
FREQUENTLY ASKED
Memphis Make-Ready Questions
How quickly can a Lula field manager start on a new Memphis make-ready?
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Most Memphis scoping walks happen within 24 to 48 hours of intake. For portfolios with regular volume, a vetted Pro is typically on site the day after quote approval.
How much does a make-ready cost in metro Memphis?
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Most Memphis SFR turns price between $1,400 and $3,800 depending on scope, with paint, flooring, and cleaning the biggest line items. You see the full flat-rate quote upfront. No surprise change orders.
What’s the daily cost of a vacant rental in metro Memphis?
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Metro Memphis SFR rents average around $1,300 a month, which works out to roughly $43 per day in lost rent per door. A turn that takes two weeks longer than it should is about $600 per door in foregone income.
Do you cover inside the I-240 loop only, or the suburbs too?
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Both. Coverage runs from intown neighborhoods like Downtown, Midtown, and Cooper-Young out to suburban submarkets including Cordova, Bartlett, Germantown, and Collierville, and across the state line into DeSoto County, MS, including Southaven and Olive Branch.
How does flat-rate pricing work for Memphis make-readies?
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Every service comes from a published flat-rate price list, scoped during the punch-list walk. You see the total before any work starts, with no PM markup and no surprise change orders.
What happens if the unit needs work beyond the original scope?
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Anything beyond original scope is surfaced before the trade arrives, as a separate flat-rate line item you approve or decline. Nothing gets billed without sign-off.
Do you handle pre-1978 lead-paint disclosures for Memphis intown homes?
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Yes. Many Midtown, Cooper-Young, Central Gardens, Binghampton, Orange Mound, and inner Whitehaven homes pre-date 1978 and fall under EPA RRP lead-safe rules. Your field manager scopes any disturbance to painted surfaces with proper containment from the start.
When is peak SFR turnover season in metro Memphis?
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May through August, tied to the school year. Shelby County Schools and the Germantown, Collierville, and DeSoto County district calendars push most family moves before fall semester. Your field manager stacks crews and reserves Pro availability across this window to keep turn times consistent.
Which Memphis-area counties do you cover?
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Shelby, Tipton, and Fayette counties in Tennessee, plus DeSoto County in Mississippi. Major neighborhoods include Downtown, Midtown, East Memphis, Cooper-Young, Central Gardens, Harbor Town, Cordova, Raleigh, Bartlett, Germantown, Collierville, Southaven, and Olive Branch.
Do you handle both single-family and multifamily Memphis turns?
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Yes. Scattered SFR portfolios across metro Memphis and multifamily lease-ups in Downtown, Midtown, South Main, and the suburbs all use the same workflow, with one field manager coordinating across multiple buildings or units.
GET STARTED
Ready to Hand Off Your Next Memphis Turn?
Talk to your local Memphis field manager. We’ll walk a unit, scope the punch list, and send a flat-rate quote within 48 hours.
Make Ready Service
