Buying or Selling in Middle Tennessee: Your Questions Answered
Plain-language answers from Jose Arevalo, Real Broker. This is general information, not legal or tax advice.
Buyers
How much do I need for a down payment in Middle Tennessee?
It depends on the loan. Some programs allow low or no down payment for eligible buyers (for example VA or USDA in qualifying areas), others require a minimum percentage, and conventional loans vary. The fastest way to know your number is a pre-approval with a lender. I can introduce you to local lenders, and you choose who to work with. Plan for closing costs and moving money on top of the down payment.
Do I need to sign a buyer agreement before we tour homes?
Yes. Since August 2024, agents working through the MLS need a written agreement with a buyer before touring homes together. It spells out what I do for you and how I'm paid. I'll walk you through it in plain language before our first showing, and you can ask about the term and any part of it.
How is a buyer's agent paid?
Compensation is negotiable and is set out in our written agreement. Sometimes a seller offers to cover part or all of it, and sometimes it's negotiated in the offer. We'll go over the options before you make any offer, so there are no surprises at closing.
Should I get an inspection on a new-construction home?
I recommend it. Builders have their own inspections, but an independent inspector works for you. Many buyers do a pre-drywall inspection and a final inspection before closing. Ask about the builder's warranty and how to submit warranty items.
How do I choose between White House, Hendersonville, Gallatin, Springfield, and Goodlettsville?
Start with your commute, budget, lot size, and whether you want new construction or an established neighborhood. Each town has a different feel and different housing. On a short call I'll suggest 2–3 areas that fit, then we'll tour a few streets so you can see them at rush hour and on a weekend. Town guides: White House, Hendersonville, Gallatin, Springfield, Goodlettsville.
Sellers
What's my home worth?
Online estimates are a starting point, but they can't see your updates, condition, or exact street. I prepare a free comparative market analysis using recent closed sales near you and current competition. Share your address in the form below and I'll send a range and talk through it with you. No pressure.
Do I need to make repairs or renovate before listing?
Usually not a full renovation. The best return tends to come from cleaning, decluttering, fresh paint where needed, and fixing obvious issues a buyer's inspector would flag. I'll walk the house with you and rank the to-do list by impact versus cost.
What disclosures do Tennessee sellers have to provide?
Tennessee generally requires sellers of residential property to give buyers a property condition disclosure. In certain situations an exemption or disclaimer form applies instead. I'll provide the current Tennessee forms and explain which one fits your situation. For legal questions, talk with a real estate attorney.
Should I buy first or sell first?
It depends on your finances and comfort with risk. Options include selling first and renting or arranging a lease-back, making an offer contingent on your sale, or using a bridge loan if a lender approves you for one. We'll map out the timeline together, and I'll connect you with a lender to check what's possible.