Plan your Middle Tennessee home purchase with confidence. This practical guide covers the seven decisions to make before house hunting, loan options, budgeting, offers, inspections, closing, and moving from out of state—with local guidance from Aaron Lovett.
Start with the way you want to live, not just a list of houses. Which Middle Tennessee communities fit your daily routine? Would a condo, townhome, or single-family home suit your needs? What matters most—your commute, space, upkeep, nearby services, or something else?
I’ll help you compare communities, housing options, and recent sales so you can focus your search. We’ll look at the trade-offs together, and you’ll decide which places deserve a closer look.
Notice I said to decide on your budget—not how much the mortgage company will give you. In many cases, a mortgage company will pre-approve you for more than you’re comfortable spending.
The monthly housing budget is the total amount you'll have available to spend towards your housing expense. This includes the mortgage payment, taxes, insurance, utilities, maintenance, and any HOA or other fees associated with the property.
You'll also need to budget for one-time costs, such as your down payment amount, closing costs and other expenses. It also makes sense to keep some cash reserves.
Sellers expect that the buyer will have adequate funds or financing arranged in advance. Are you paying cash? No problem - be prepared to provide current proof of funds. Are you financing? Again, no problem - use a local lender and go through their pre-approval process.
Not only will the lender tell you just how much home they will approve you for using the various loan programs they offer, they will also alert you to any problems with your finances that could limit your options. So, before you get your heart set on a home, talk to a local lender to find out what amount you can get approved for.
Can you shop for, look at, and ultimately make an offer on a home without a real estate agent? Yes, but an experienced agent can take much of the stress and uncertainty off your shoulders.
I help identify properties you might be interested in, arrange showings, and handle the negotiations on your behalf. My knowledge of the Middle Tennessee real estate market and experience with home construction and renovation can help you recognize both opportunities and concerns before making a commitment.
You deserve a professional on your side of the negotiating table. Let's talk about your priorities, budget, and timeline so we can find a home that's right for you. Contact me today!
I negotiate on your behalf, explain your options, and keep your priorities at the center of the conversation. Before you commit to working with an agent, you should understand the services offered, compensation, and your responsibilities under the written agreement.
Clear advice. Skilled negotiation. Your interests first.
This should be the most enjoyable step of the entire process (other than moving in!). I will ask you questions about your needs and wants so that I can know exactly the sort of properties to bring to your attention, and just which ones not to waste your time with. I will arrange showings of homes you’re interested in. Your job is to take notes about what you like and don’t like, and make sure to pay attention to details, and share your observations with me.
Don't be shy: turn light switches on and off, open and close doors, and check the water pressure in the showers. Don’t limit your inspection to the home itself. Make sure to take time to explore the neighborhood and keep an eye on traffic at certain times of the day, the parking situation, and how close it is to necessities like schools and grocery stores. Let's make sure we find a home that both meets your needs and feels right to you.
Once you have selected the perfect home, we will work together to craft a fair offer based on the value of comparable homes on the market and recently sold. Depending on what the home is listed at and whether the current environment is a buyer’s or seller’s market, your offer may be below, at, or even above the asking price.
Purchase price isn't the only part of the offer to be negotiated. You and the seller will need to agree on things like the amount of the earnest money deposit, closing date, various contingencies, and more. I will help you negotiate if you receive a counteroffer and reach an agreement.
The offer and negotiation process is where having an experienced agent who is an excellent communicator really works to your advantage. A well-crafted offer and forthright communication can make the difference between "offer accepted" and "offer ignored".
Before you sign, I’ll walk you through the Tennessee purchase agreement so you understand the offer terms, contingencies, costs, and deadlines. I’ll negotiate the price and other terms on your behalf, explain counteroffers, and help you weigh the trade-offs. You make the decisions; I work according to your instructions.
In most cases, your offer will be contingent on having the home inspected to verify the home's condition. I will help you arrange this and schedule it promptly after the offer is accepted so that the inspection can be completed within the period we negotiated for in the contract.
If the inspection reveals no major issues, great. However, If the inspection reveals concerns, we’ll discuss their significance and your options under the purchase agreement. Depending on the contract’s terms and deadlines, those options may include requesting repairs or concessions, proceeding with the purchase, or terminating the agreement. Financing and other preparations for closing continue alongside this process.
I can recommend experienced local inspectors and help identify when a specialist may be useful. You choose the professionals you want to hire. We’ll review the report together and discuss which concerns to address before the contract’s inspection deadline.
As soon as your offer is accepted, I will send it to your lender and other relevant parties. Your lender begins the process of verifying everything involving your financial situation. Their underwriting department will ask you to submit additional information or re-submit information you've already provided.
Work with your lender to get anything they ask for in a timely manner. Prompt responses help you avoid missing contractual deadlines or causing delays which could jeopardize your purchase.
I’ll coordinate with your lender and title company, help track the contract deadlines, and keep you informed about the next steps. If an issue arises, we’ll address it promptly and discuss your options.
Your lender will usually have your new home appraised to obtain an independent opinion of the value of the property. This helps them determine whether the property is worth at least the contract price in the opinion of the appraiser. They use the appraiser's valuation when evaluating the property as security for the loan.
An appraised value above the contract price is no problem - you're buying below the appraiser's estimated market value. An appraised value below the contract price doesn't necessarily mean you can't buy the house. We'll work with your lender to review your options. It could mean renegotiating the contract price or adjusting your financing options to help the deal go through.
No one looks forward to all the paperwork involved in buying a home, but it’s a necessary part of the process. Fortunately, everything will be arranged by your lender and title company to make sure that when all is said and done, you’ll know you are the legal owner of your new home.
You’re almost home! After signing, your lender and title company will complete the remaining funding and closing steps. I’ll help you confirm when closing is complete and coordinate getting your keys according to the possession terms in your purchase agreement. Then it’s time to enjoy your new home!
