About James C Wachob - Memphis, TN real estate agent
James C Wachob is a top real estate agent in Memphis, TN with Foundation Property Management. They work with sellers and buyers and have closed at least 112 transactions over the past 12 months — 250 over the past two years. James C Wachob is experienced with first-time homebuyers.
James and his team are very nice people, but his companies (Foundation Property Management) are run poorly. I had 5 investment houses with him over multiple years and they were managed very poorly. Zero ability to screen new tenants (led to evictions) followed by and extremely high turnover costs. To top it all off, he placed one of his employees into one of my houses and she also stopped paying rent after a year. I know of two other investors who had similarly bad experiences. I would recommend looking elsewhere for real estate experitise.
James and Mark is an excellent team. They have helped me to purchase multiple renovated properties in excellent conditio and price point. They and their supporting staff are professional, responsive and honest. Purchase process was smooth, and transparent. I recommend their service for both investors and home buyers. Keep it up guys!
Long-term management of a property • Memphis, TN • 2018
James and his team seem to have their fingers on the pulse of Memphis and know what works and doesn't in their market. I was impressed with their operation when I visited earlier this year and immediately switched management of my rental to them. I look forward to working with them on future real estate investments in the area.
Consulted me on buying or selling a home • Memphis, TN • 2018
I have bought turn-key properties in the area from another company and I was not treated well after buying the property. I have personally not bought a property from James and yet they have invested so much in educating me about the market through their company. This is how you run a business with passion. I can't wait to have a little more cash and invest in this company and their properties. They have knowledge and they dont mind sharing it. They understand that out of state investing is scary. So they give knowledge about the demographic of the area, news of recent events and they encourage a visit to memphis to show you around. This is called going above and beyond! I wish more companies followed this model! Thank you Mark and James!!!!! Keep it up! I am excited to invest in your properties in future.
I have been very pleased on 2 investment properties I have purchased so far. The process has been very easy and seamless from this company. There is a great team and system in place to help you every step of the way. I will definitely continue to work with them and use their services for future real estate acquisitions and property management.
I have been communicating by email with James and Mark for some time. Then, at a Jason Hartman Master Mind convention in La Jolla, Ca, we finally met. I was very impressed with the team. I was shown inventory in a very relaxed and professional manner. I highly recommend James Wachob and company!
Helped me find a home to rent • memphis, TN • 2017
James is very easy to work with. I highly recommend!!!! He has done several investment homes for me and I am still buying thru him.Hope to continue our relationship for many years.
James is a true real estate professional.In an age where so many agents and brokers seem to be interested in just "doing a deal" with you, James wants to build a relationship.He cares about not only the transaction, but HOW you do the transaction. The quality of service from his team matches the superior quality of the products he sells, from the rehabbed properties, all the way up to the new construction.As a life long Memphian, he takes so much pride in showing you the area, and really makes sure you understand what is driving the market, and what makes Memphis such a great place to invest.I consider James a member of my "investment board of advisors" and I look forward to doing a lot more business with him and his team.
Very knowledgeable of market and understands long term goals of the investor. Hospitable and easy to work with. Explained process well and was kind enough to give office tour and tour of homes in the market.
Helped me find a home to rent • Memphis, TN • 2017
Superior in every way! He was honest, hard working, dedicated, and thoughtful. Two thumbs up! James and team learn your needs and work with you to meet them in ever way. I will use him every time.
James C Wachob: Rankings and sales metrics (Memphis, TN)
Recent closed sales
250
#1 in Memphis
#34 statewide in TN
Recent sales volume
$39.61M
#50 in Memphis
#1,002 statewide in TN
Awards and badges
2025Top AgentTennessee
2025Top AgentMemphis, TN
Top producer
Recent sales metrics
A breakdown of performance metrics from verified closed transactions over the past two years. The local median shows typical results for agents in this market, so you can compare.
Metric
James C Wachob
Local median
Sale-to-list (sell sides)
100.0%
99.0%
Days on market (sell sides)
79
72
Sale-to-list (buy sides)
100.0%
99.0%
Days on market (buy sides)
65
74
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James C Wachob: Experience and specialties (all markets)
Client mix
55%
Home sellers
137 sales
45%
Home buyers
113 sales
Typical home sales price
$34.8K
Low
$150K
Typical
$422.1K
High
Count of recent sales by price range
A breakdown of this agent's closed sales over the past two years by price bracket, showing where most of their transactions fall.
Price range
Transaction countCount
Share of totalShare
≤$200K
220
88.0%
$200K–$300K
19
8.0%
$300K–$400K
10
4.0%
$400K–$500K
1
0.0%
Count of recent sales by property type
A breakdown of this agent's closed sales over the past two years by property type, showing their experience with single-family homes, condos, townhouses, and more.
Property type
Transaction countCount
Share of totalShare
Single-family homes
235
94.0%
Multi-family homes
13
5.2%
Townhouses
0
0.0%
Condos
2
0.8%
Commercial
0
0.0%
Land
0
0.0%
Mobile homes
0
0.0%
Manufactured homes
0
0.0%
Count of recent sales by specialty
A breakdown of this agent's closed sales over the past two years by specialty, showing experience with transaction types that require specialized knowledge or serve specific groups.
Each agent profile is built from a comprehensive analysis of verified real estate transactions, licensing data, and other public sources. Our goal is to make complex market information accessible and meaningful - helping you understand an agent's experience, performance, and focus areas in context.
We consolidate and interpret key data points that reflect how an agent operates in their local market, including:
Transaction volume and recency of activity
Balance of buyer- and seller-side representation
Sale speed compared with local averages
Pricing and negotiation outcomes
Years of experience and transaction consistency
Specialties across property types, price ranges, or client needs
Data, transparency, and updates
All data is drawn from verified public records and internal research. We clean, normalize, and cross-check information to ensure it reflects real-world activity as accurately as possible. Profiles are updated on an ongoing basis as new data becomes available. Our process evolves continuously to improve precision and depth of coverage.
Any customer reviews and ratings displayed on this profile are sourced from Zillow Group via the Zillow Bridge API. Reviews are refreshed regularly to reflect the most current data published on Zillow and may include reviews for team members associated with this agent.
Why this matters
Real estate decisions are personal and high-stakes. These profiles are designed to give you a factual, up-to-date snapshot of each agent's background and results - the kind of objective insight you can use to evaluate whether they're a strong match for your goals.
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