Sevierville, Pigeon Forge & Gatlinburg Listings: What’s Available Right Now

8 Secrets to Buying a Home Out of State, Without the Risk of Remorse

Buying real estate is stressful 

mortgages, down payments, and lenders, Oh My! 

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Buying a home out of state? 

That transaction can be really scary for someone that is putting the fate of a life changing decision in someone else's hands.

You can probably guess why: 

• You won't have the luxury of being able to spend hours touring home listings. 
• You can't pop by to see the neighborhood at anytime convenient to you.
• You very likely have no idea how hellish the daily commute for your new job really will be.

Understandably, you might feel that you're rolling the dice on a new home or even your first home—and may fear buyer's remorse in the end.

But with Michele Bryan (Me!) on your team you can make a purchase with no regrets. I know this because I have sold several homes to buyers in another states sight unseen—and it worked out just fine! I use Facebook live and Goggle Hangouts to give the best visual possible [including all the uglies] so my buyers know pretty much what to expect when they turn that key for the first time!


I try my best to insure my clients on the viewing end of the video see exactly what I see, the good, the bad and again, the ugly.  Let no one kid you...very house has all three!  There are no perfect homes, and if you believe there are, please make a video and show me because I haven't come across one yet!

Now that I have your attention

take a deep breath and read on for a few essential secrets to buying a new house out of state.

1. Do your research—and then do more
2. Call me
3. Beware of scammers-they lurk in the shadows of EVERY industry
4. Ask what you may feel are 'stupid' questions- a little inside secret here; STUPID QUESTIONS DON'T EXIST! If YOUR agent makes you feel otherwise, it's time to call me!
5. Try to make it to the inspections-If you can't I will be there regardless! (assuming of course I am representing you as your agent)
6. Don't sweat the closing. I only work with professional people that I have worked with through many past closings. I would never put you in the hands of someone I'm not familiar with!

Despite all the above 6 items, due diligence on your part is key! 

You should always do loads of real estate research on your own before purchasing a home, regardless of whether it's 10 miles away or in a  different state. A good agent can take the time going and viewing properties in your stead but don't just count on that. Be your own advocate, fire up Google, see what you can learn—and give yourself as much lead time as possible.  Knowledge is Power!  Well, actually knowledge is useless without application...

When you're relocating, you should be able to rely on your agent to be your eyes and ears. So it's imperative to find someone you feel you can trust to have your best interests at heart and not just their commission! This is where I put my number and contact info in for you to call me!  865-446-4324

"The relationship between the buyer and the Realtor® is the most important thing," says Dillar Schwartz, a Realtor in Austin, TX. "You need to know that your agent is listening, that they understand your specific real estate needs," adds Schwartz. 

One other factor to consider when selecting a long distance Realtor to work with is their time in the area you're looking into.  Agents are a dime a dozen in most areas of the country. A select few of Us have been in the area most of their lives and in the real estate business for more than a year or so.  I proudly say that I am a native of the Great Smoky Mountains of East Tennessee and have been in the real estate industry for the past 13 years! Yep, you guessed it!  Just about the time I decide to pursue a career in real estate, the market tanks!  I have tread water over the years to survive in this industry because I firmly believe as Proverbs 29:18 states, "where there is no vision, there is no hope and the people perish..."

As your Relocating Realtor can help you with nearly all aspects of your move (aside from actually negotiating your home purchase). I can get you started with your home search here, connect you with reputable movers, a home inspection company and a trusted title company when it's time for your closing.  Need info about the local school system? Never fear! One of my daughters is an elementary teacher so I have the inside scoop plus I have links to the school system website.

Best of all? It's free to you as my buyer! My fees are paid only when you close on your East Tennessee home! Most cases, the seller's funds cover my costs.

Now for the Ugly

Unfortunately, buying from out of state opens up the possibility of being scammed if you aren't working with a seasoned Realtor, like myself.

One common scam to watch out for: 
A listing is created online for a house that's not actually for sale. The scammer uses stolen pictures from previous listings, and advertise it at a price that is too good to be true. When an unrepresented buyer (you!) responds to an online ad (commonly Craigslist), a fake "bidding war" soon ensues. The next thing you know, you win the bid war and you need to send the earnest money or you loose the house.  You send the agreed upon earnest money/downpayment amount via check or wire money (Never a good idea!)  

Wait for it...wait for it... Your closing date roles around and no calls, no email replies, the seller is no where to be found!  BANG!!! THE SELLER  IS GONE AND SO IS YOUR MONEY!!! 

Yes, it happens more than you likely realize! 

I have stopped a few of the Craiglist bandits myself after recieving calls from would be "renters" or "buyers" who just wanted to verify their suspicion. You guessed it...the scam artist had used photos from a previous listing of mine, created a rental ad on Craigslist and God knows where else to solicit a house for rent in my area.  The buyer had tried to send money but (God's hand at work) the numbers were wrong or something and the wire didn't go through.  The victim renter (I use that term loosely) found my old listing and reached out to me for help in locating the seller.  Well, this is where it got interesting for the victim renter.  

The gentleman the victim renter thought would be his landlord was deceased and had been for several years!  The scammer pulled the name from local tax records which still showed the deceased man's name as the current owner (his widow and son owned the property). The twist on this tale is the fact that the would be seller was actually my husband's late cousin so I knew the story as family and not only as a previous listing agent!  This is a touchy subject for me but that's a topic for a future blog post.  Just avoid situations like this by working with an agent you trust!

Everyone is an expert or they know one!

I can't begin to tell you the times I have had a client tell me, they didn't need a home inspection by a licensed home inspector because their dad is a contractor. They didn't need an appraisal (for cash buyers) because they knew what the neighboring homes sold for (although they sold two years ago AND significantly differed in total sq ft and features). 

Even if you have bought/sold real estate most of your adult life, you still need to know the "current" market valuations for the specific area. You still need to know the current state real estate laws and liabilities. Ouch, there's the word no one wants to hear but it is very real and can create very expensive issues if you aren't in the "current" know! If something is confusing, ASK QUESTIONS, even if they seem stupid!  Leave nothing to chance. Remember, No stupid questions here! 

Just a few items that can become transaction obstacles:

• Earnest money (called a deposit or good faith money in some places) can range from $500 on up. 
• Some state contracts require inspections prior to entering into a purchase and sale agreement, some after and some not at all. Do you know Tennessee contract verbaige well enough? 
• Closing times vary from transaction to transaction. Some happen only weeks after going into contract, others are longer closing times. Do you or your expert know the determining factors in closing times for Tennessee contracts?
• Could you spot a potential problem with your purchase BEFORE closing?

With all that said, don't necessarily shy away from buying site unseen. You might miss out on a great property at a great deal.  Ideally though and in all reality, if you can at least make the inspections, do it.  As I said earlier, leave nothing to chance! In the long run it's going be your home or investment property, not your Realtor's nor any of your "experts"!  ALL YOURS BABY and your baby to rock after closing!
If you can't already tell from this lengthy blog article, I like to have folks as informed as possible and go the extra mile to do so before they close!  No one likes nor wants disgruntled clients!

If you also haven't guessed, I want you to contact me for your real estate needs here in East Tennessee.  View my website at www.BryanRealtyTn.com  

Bryan Realty of East Tennessee, Sevierville, TN 37862

Email Michele Direct

865-446-4324 Office 

865-898-5408 Cell

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