Spring Mountain Realty PLLC
The East Tennessee
Home Buyer's Guide
Every step from pre-approval to keys in hand — written plainly, with the deadlines, costs, and decisions laid out before you hit them.
The process
Eight steps to the front door
Buying a home is a sequence, not a scramble. Here's exactly what happens, in order, and what we handle for you at each stage.
- 01
Get pre-approved
Days 1–3Talk with a lender before you tour anything. A pre-approval tells you your true price range, your monthly payment, and how much cash you need at closing — and it makes your offer credible to a seller.
- Bring pay stubs, W-2s or returns, and bank statements
- Compare loan types: conventional, FHA, VA, USDA rural
- Ask for a written estimate of closing costs
- 02
Define what you're buying
Week 1We build your criteria around the objective facts of a property — price, acreage, square footage, bedrooms, water access, drive time, and condition — so your search stays focused and efficient.
- Must-haves vs. nice-to-haves
- Lake, mountain, acreage, or in-town
- New construction, resale, or a project
- 03
Buyer representation agreement
Before touringTennessee agency rules and recent industry changes mean we put our working relationship in writing before we show homes. It spells out what we do for you, how long it lasts, and how our compensation works.
- You know exactly who represents your interests
- Compensation is disclosed and negotiable, never set by law
- You can ask questions on any line before signing
- 04
Search and tour
Weeks 1–6We pull from four MLSs — TN/VA, GSMAR, Lakeway, and Knoxville — so you see East Tennessee inventory that single-board agents miss. You get new listings as they hit, not after they're stale.
- Saved searches with instant alerts
- Private showings scheduled around you
- Honest notes on condition, access, and utilities
- 05
Write a winning offer
1–2 daysWe review recent comparable sales, days on market, and seller motivation, then structure price, earnest money, closing date, and contingencies to give you the strongest position you're comfortable with.
- Comparable sales analysis before you name a number
- Inspection, appraisal, and financing contingencies explained
- Negotiation of repairs, credits, and closing costs
- 06
Inspections and due diligence
Days 1–14 under contractOnce under contract, the clock starts. We coordinate your inspections and help you weigh what's routine maintenance against what's a real problem worth renegotiating.
- General home inspection, plus septic, well, radon, or pest as needed
- Survey and boundary questions on acreage
- Review of restrictions, HOA documents, and easements
- 07
Appraisal, title, and loan approval
Weeks 2–5Your lender orders the appraisal while the title company researches ownership history. We track every deadline so nothing slips and you stay on schedule for closing.
- Appraisal supports the lender's value
- Title search and title insurance protect your ownership
- Keep credit and deposits stable until you close
- 08
Final walkthrough and closing
Closing weekYou'll walk the home one last time to confirm condition and agreed repairs, review your closing disclosure, wire your funds securely, sign, and get the keys.
- Verify wiring instructions by phone — never trust email alone
- Bring valid photo ID to the closing table
- Transfer utilities the day before closing
Money
What you'll actually pay, and when
Ranges below are typical for East Tennessee purchases. Your lender's written estimate is always the number that governs.
Typically 1%–2% of the price, credited back to you at closing.
0% on VA/USDA, 3%–5% on many conventional loans, 3.5% FHA.
Roughly 2%–5% of the loan amount — lender, title, and prepaid items.
Paid up front, usually a few hundred dollars per inspection.
First-year premium and prorated property taxes collected at closing.
We'll connect you with local lenders who will run your exact numbers at no cost.
Request an introductionWhy buyers choose us
A boutique brokerage that knows this corner of Tennessee
TN/VA, GSMAR, Lakeway, and Knoxville — you see the whole regional market.
Cherokee, Douglas, Clinch Mountain, and the Smokies foothills.
Tennessee-licensed REALTORS® under Principal Broker Sarah Richards.
No handoff to a junior team member after you sign.
Buyer questions
Answered before you have to ask
How much do I need to put down?
It depends on your loan. VA and USDA can be zero down, FHA is 3.5%, and many conventional programs start at 3%–5%. Your lender will give you exact numbers in writing.
What does it cost me to work with you as a buyer?
Compensation is always negotiable and is disclosed in your buyer representation agreement before we tour homes. In many transactions the seller offers compensation; when they don't, we discuss it openly in advance so there are no surprises.
How long does the whole process take?
Most buyers spend two to six weeks searching, then thirty to forty-five days under contract to close a financed purchase. Cash purchases can close in as little as two weeks.
Should I buy new construction or resale?
Both work. New construction means fewer immediate repairs and builder warranties; resale often means established landscaping, larger lots, and immediate availability. We'll compare real options side by side.
Can you tell me which areas are best?
We can give you objective facts — price ranges, taxes, acreage, commute distances, utilities, and lake or mountain access — and point you to public data sources for schools and demographics so you can decide what fits your family. Fair Housing law requires that the choice be yours.
Ready to start looking?
Tell us your price range and the part of East Tennessee you have in mind. We'll send matching listings and set up your first tour.