Buying Real Estate?

Written By Jaycie Marsh

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.

Jaycie Marsh https://Www.hillandhollowrealty.com