Buying Real Estate?
It All Begins Here
Buying a home in Tennessee is exciting—and a big decision. This guide is designed to walk you through the process step-by-step, explain what to expect, and help you feel confident from your first showing to closing day. As your representing broker, my job is to protect your interests, advocate for you, and make the process as smooth as possible.
Why Use a REALTOR®?
A REALTOR® is more than a real estate agent. REALTORS® are licensed professionals who are members of the National Association of REALTORS® and are held to a strict Code of Ethics that goes above and beyond state law.
When you work with a REALTOR®, you benefit from:
Fiduciary responsibility – loyalty, confidentiality, and full disclosure
Expert negotiation skills to protect your financial interests
Local market knowledge of pricing, neighborhoods, and trends
Contract expertise to avoid costly mistakes
Professional advocacy throughout inspections, appraisals, and closing
In Tennessee, real estate transactions involve complex contracts, deadlines, and disclosures. A REALTOR® ensures compliance, clarity, and confidence from start to finish.
Working With Our Brokerage
When you choose Hill and Hollow Realty, you’re choosing a brokerage that values integrity, communication, and client-first representation.
What you can expect when working with us:
Clear guidance through every step of the buying process
Honest advice rooted in local Tennessee market knowledge
Timely communication and proactive problem-solving
Respect for your goals, timeline, and budget
Our role is to educate, advocate, and guide you so you can make confident decisions and enjoy a smooth, successful transaction.
Step 1: Get Pre-Approved
Before touring homes, speak with a lender and obtain a pre-approval letter.
Why it matters:
Shows sellers you are a serious buyer
Helps determine a comfortable price range
Strengthens your offer in competitive markets
Tip: Pre-approval is different from pre-qualification—pre-approval carries more weight.
Step 2: Define Your Home Criteria
We’ll narrow down what matters most to you.
Common considerations:
Location & school zones
Price range
Property type (single-family, condo, land, new construction)
Bedrooms, bathrooms, acreage
Commute time and lifestyle needs
This helps us search efficiently and avoid buyer fatigue.
Step 3: Home Search & Showings
Once your criteria is set, I’ll send you curated listings and schedule private showings.
What to expect:
Honest feedback on value and condition
Guidance on resale potential
Insight on neighborhoods and market trends
Never feel rushed—this is your purchase.
Step 4: Making an Offer
When you find the right home, I’ll prepare and present a strong offer.
An offer typically includes:
Purchase price
Earnest money deposit
Contingencies (financing, inspection, appraisal)
Closing date
Seller-paid closing costs (if applicable)
I’ll advise you on strategy based on current Tennessee market conditions.
Step 5: Earnest Money
Earnest money shows good faith and is typically held by a title company.
Important notes:
Amount varies based on price and competitiveness
Applied toward closing costs or down payment
Protected by contingencies when followed correctly
Step 6: Inspections & Due Diligence
Tennessee buyers are encouraged to complete inspections during the inspection period.
Common inspections:
Home inspection
Termite inspection
Radon (area-dependent)
Septic/well (if applicable)
After inspections, we may negotiate repairs, credits, or price adjustments.
Step 7: Appraisal & Financing
Your lender will order an appraisal to confirm the home’s value.
If the appraisal comes in low, I’ll help you navigate options such as:
Renegotiation
Challenging the appraisal
Adjusting terms
Step 8: Title, Survey & Closing Prep
The title company will:
Research ownership and liens
Prepare closing documents
Coordinate with your lender
A survey may be required, especially for land or acreage properties.
Step 9: Final Walk-Through
Shortly before closing, we’ll do a final walk-through to confirm:
Repairs are completed
Property condition is as agreed
Home is ready for possession
Step 10: Closing Day 🎉
On closing day, you’ll sign final documents and receive the keys!
Bring:
Government-issued ID
Funds (wired or cashier’s check as instructed)
Congratulations—you’re officially a Tennessee homeowner.
Tennessee-Specific Considerations
Property taxes are generally lower than the national average
Tennessee has no state income tax
Some rural properties may have septic systems, wells, or shared driveways
Flood zones and easements should always be reviewed
Our goal is to protect your interests and help you make confident, informed decisions when buying a home in Tennessee.