Get specific before you search
The clearer your must-haves — budget, commute tolerance, land vs. low-maintenance, how soon you need to be in — the less time you waste on listings that photograph well and live poorly.
The process
Buying from out of state.
A lot of the people Robert works with buy here before they ever live here. Done well, it's far less nerve-wracking than it sounds — here's how it actually goes.
Tour by video, honestly
A live video walkthrough with a local agent beats a polished listing gallery. You want the road noise, the slope of the lot, the actual light — the things a wide-angle photo quietly hides.
Make the in-person trip count
One focused visit, once you've narrowed the list by video, tends to land better than a scattershot tour early on. You confirm a short list rather than starting from scratch in person.
Close from afar
Tennessee lets you choose your own title company, and remote and mail-away closings are routine. Your due-diligence window still protects you the same way it would if you lived next door.
The contract mechanics
The parts that protect you.
Tennessee's purchase agreement carries the contingencies that keep a remote buyer safe. The due-diligence window is the one to understand first.
The contract binds at signature
Tennessee uses a Purchase and Sale Agreement, and there's no attorney-review window built in — once everyone signs, it's a binding contract. The buyer protections live in the contingencies written into it: inspection, financing, appraisal, and (if you need it) the sale of your current home.
The due-diligence / inspection period
Tennessee sets no statutory inspection period — it's whatever the contract says, most commonly 7–14 calendar days from the day the contract is fully executed. In that window you run your inspections (home, termite, radon, HVAC, anything you choose), and you can negotiate repairs or credits, or walk away.
Your earnest money stays protected
Earnest money isn't your down payment — it sits in escrow with the brokerage or title company until closing. If you exercise a contingency and back out inside the agreed window, it comes back to you. Deadlines here are firm legal obligations, so tracking every performance date matters.
Tennessee process overview, not legal advice — terms vary by contract, and Robert and your closing attorney or title company will walk you through the specifics for your purchase.
For the full walk-through, see the Tennessee home-buying process.
Common questions
What remote buyers ask.
- Can I really buy a home in Tennessee before I move there?
- Yes. Many out-of-state buyers shop by video, narrow the list, make one focused in-person trip, and close remotely — sometimes before they've relocated at all. A local agent acts as your eyes on the ground throughout.
- How does the inspection period protect a remote buyer?
- Tennessee's due-diligence / inspection period — most often 7 to 14 calendar days from contract execution — is your window to run inspections (home, termite, radon, HVAC, and more) and negotiate repairs or credits, or to terminate with your earnest money returned. It works the same whether you're local or buying from across the country.
- Do I have to attend closing in person?
- Usually not. Tennessee allows buyers to choose their title company, and remote or mail-away closings are common. Your agent and title company coordinate the documents so you don't have to be in the room.
Your eyes on the ground
You don't have to be here yet.
Tell Robert what you're looking for and he'll map out the remote-buying process for your situation — and stand in for you on the ground until you arrive.