Real-estate questions, answered like a normal conversation.

No. You can talk with your Realtor before you are ready to buy or sell. That gives you time to plan instead of making expensive decisions in a rush.

For example, if you want to move in six months, your Realtor can help you decide when to prepare your home, speak with a lender, and start looking. You do not need to pick a house first.

Ask: ‘What should I do now, and what can wait?’ If you already have a Realtor, start with them.

No. It depends on the loan you qualify for. Some VA loans for eligible military borrowers and USDA loans for eligible buyers and properties allow 0% down. Some conventional loans—a common type of home loan—start at 3%. FHA can start at 3.5%. You can also choose 20% or more.

On a $300,000 home, 3% is $9,000, 3.5% is $10,500, and 20% is $60,000. These are down payments only—not all the money needed to buy.

First-time-buyer assistance may cover part or all of a required down payment. That is different from a loan that requires no down payment, and assistance may have to be repaid. Ask your lender: ‘Which low-down-payment loans and Tennessee assistance programs can I use?’

Check the original rules: Fannie Mae: low down payments · VA purchase loans · USDA eligibility · THDA assistance

You do not need perfect credit to start asking about a mortgage. As checked October 7, 2026, FHA's program rules allow a credit score of 580 or higher for the 3.5%-down option. Scores from 500 to 579 require at least 10% down. A lender can require a higher score, and approval also depends on income, debts, and other checks.

VA itself does not set a minimum credit score, but VA lenders can set their own. Military eligibility still matters. Tennessee's THDA Great Choice program currently requires at least 640, so an FHA option and an assistance program may have different rules.

For example, a 600 score is a reason to ask a lender about FHA—not a reason to assume you cannot buy. Ask: ‘Can I qualify now? If not, what specific change should I make first?’ Do not open or close credit accounts without checking with your lender.

Check the original rules: HUD FHA Handbook, August 12, 2026, PDF p. 204 · VA eligibility toolkit · THDA program rules

Plan for two main things: your down payment and your closing costs. Closing costs are charges for the loan and the purchase paperwork, plus items such as insurance and taxes paid ahead. Inspections, moving, and a repair cushion may need separate money.

Here is a made-up example, not a quote: a $300,000 FHA purchase with $10,500 down and $8,000 in closing costs starts at $18,500. If the seller agrees to a lender-approved $6,000 closing-cost credit, that becomes $12,500 before subtracting deposits already paid or approved assistance.

Ask your Realtor: ‘Can we ask the seller to pay some or all of my allowed closing costs?’ Sometimes that works. The seller must agree, and your loan has limits. Seller credits usually cannot replace your required down payment. Ask the lender for a written cash-to-close estimate before making an offer.

Check the original rules: CFPB: closing fees and seller credits · Fannie Mae: seller contribution limits · Loan Estimate guide

Yes, it is usually the best first step before serious shopping. A lender checks your income, debts, credit, and savings so you know what you can borrow. You still choose the payment you are comfortable with.

For example, you might qualify for a $350,000 home but prefer the payment on a $300,000 home. Shopping with your own limit is better than stretching to the bank's maximum.

Ask the lender for both a price range and the full monthly payment. Give your Realtor the budget you actually want to use. Preapproval is not a final loan guarantee; the lender must also approve the property and recheck your finances.

Do not base the whole decision on a rate forecast. No one can promise next month's rate. Start with the payment you can afford now, how long you plan to stay, and whether the home fits your needs.

For example, if today's full payment would leave you short on bills and savings, waiting or buying a less expensive home may be the better choice. If the payment works, ask your lender to compare buying now with waiting using clear assumptions—not predictions.

Ask: ‘What is my payment at today's rate, and what would it be at a lower or higher rate?’ Do not buy a home you can afford only if you refinance later. Refinancing costs money and is not guaranteed.

The loan payment covers the money you borrowed and the interest charged on it. Your housing bill may also include property taxes, home insurance, mortgage insurance, and neighborhood or condo fees. Some of these are paid separately.

For example, a $1,500 loan payment plus $200 for taxes, $120 for insurance, $90 for mortgage insurance, and $60 in association fees means $1,970 a month—not $1,500. These are example numbers, not a loan quote. Utilities and repairs are extra.

Ask your lender: ‘Show me the full monthly housing cost, including anything I pay separately.’ Taxes, insurance, and association fees can change even with a fixed-rate loan.

It is a written agreement explaining which agent works for you, what they do, how long the agreement lasts, and how they are paid. Agent fees are negotiable; they are not one fixed amount everyone must pay.

For example, an agreement might cover a set period or certain properties. If a seller does not cover the agreed agent fee, you need to know whether you would owe the difference. Do not assume the seller automatically pays it.

Before signing, ask your Realtor: ‘What could I owe? Which homes does this cover? How can it end?’ Get changes in writing. You should understand the agreement before committing to it.

The best fit depends on your daily life, not a label on a neighborhood. Start with your price range, work route, home size, yard, and how much upkeep you want.

For example, a bigger house farther away may look like a bargain until you drive the work route during rush hour. A condo may reduce yard work but add monthly fees and rules.

Ask your Realtor to compare a few areas using those needs. Visit at different times, check the actual commute, and verify school assignments and property facts with official sources. Choose based on what works for you—not assumptions about the people who live there.

A long report does not always mean a bad house. Inspectors list small maintenance jobs as well as bigger problems. The important question is what needs attention, how serious it is, and what fixing it could cost.

For example, a loose door handle is not the same decision as an active roof leak. Ask the inspector to separate minor upkeep from safety issues and major repairs. Get a specialist's opinion and written repair estimate when needed.

Then talk with your Realtor about asking for repairs, a price change, or allowed credits. If the problems are too much, ask whether your contract lets you cancel and by what deadline. Do not ignore a serious issue just to keep the purchase moving.

Yes, in some situations. Earnest money is a deposit showing you are serious about buying. If you close, it normally counts toward the money you owe—it is not an extra fee on top of everything else.

For example, if you put down a $3,000 deposit, changing your mind later does not automatically get it back. Your contract may protect the deposit if an inspection or loan problem gives you a valid right to cancel and you follow the required steps on time.

Ask your Realtor before paying it: ‘When can I get this back, when could I lose it, and what are my deadlines?’ If a dispute starts, get advice from a Tennessee real-estate attorney. Do not assume the deposit is your maximum possible liability.

An appraisal is the lender's value check. If it comes in below your offer, the lender may lend less than expected. The seller is not automatically required to lower the price.

For example, a $320,000 contract price and a $300,000 appraisal create a $20,000 gap. That does not automatically mean you owe exactly $20,000 extra; your loan and down payment affect the calculation.

Ask your lender for the exact cash difference. Your Realtor can discuss a lower price, a split of the gap, or an appraisal review through the lender. You may be able to cancel if your contract provides that protection. Before offering, understand any promise you make to cover a gap.

Not just because you feel differently. Once you sign a purchase contract, leaving can cost you money. Some contracts give you a way out for certain inspection, loan, appraisal, or other problems—but you must follow the wording and deadlines.

For example, finding a major inspection problem during the allowed review period is different from deciding you prefer another house after your cancellation rights have ended.

Before signing, ask your Realtor to explain the exit options in plain English and put the important dates on your calendar. If you want to cancel, ask first. Simply stopping communication is not a safe way to end a contract; get legal advice when needed.

Make your offer easy to understand and strong where you can safely be strong. Price matters, but a seller may also care about solid financing, a workable closing date, and fewer surprises.

For example, a seller who needs extra moving time may prefer an offer with a helpful schedule over another offer with a slightly higher price. Ask your Realtor to find out what matters to the seller, then build your offer around your own limits.

Get a current preapproval, decide your highest comfortable price, and understand any extra cash you promise. Do not drop inspections or loan protections just to win without understanding what you could lose.

You can choose your own representation. The builder's sales team works for the builder, so having someone looking out for your side can be useful. Contact your Realtor before visiting or registering; builders may have rules about when your agent must be involved.

For example, a model home may show upgrades that are not included in the advertised price. Ask for a written list of the base price, lot cost, upgrades, deadlines, and what happens if construction is delayed.

Also ask about independent inspections, the warranty, and any incentive that requires the builder's lender. Compare the full loan cost—not just the advertised credit. Do not assume a new home cannot have defects.

No. Start with problems that could scare buyers, cause damage, or prevent a loan from being approved. Then decide which smaller jobs improve the home's appearance without eating up your budget.

For example, fixing an active leak, replacing a broken light, and cleaning the home may make more sense than buying new kitchen cabinets just before selling. A big renovation does not guarantee you will get the money back.

Ask your Realtor for three lists: fix now, optional, and leave alone. Get quotes before choosing repairs. If you sell without making a repair, you may need to adjust the price and disclose known problems as required.

Compare your home with similar homes that recently sold and homes buyers can choose instead of yours. Condition, location, size, and useful features matter more than a wish price or one online estimate.

For example, two homes may have the same square footage, but one has an updated roof and the other needs a roof soon. They may not attract the same offers. Asking prices are not proof of what homes actually sell for.

Ask your Realtor: ‘Which sold homes support this price, and which homes are our competition?’ Pick a price supported by the evidence and agree on when to review buyer feedback. A high promise is not the same as a strong pricing plan.

Find out where buyers are dropping out. Few showings can mean the price, photos, or listing exposure are not getting attention. Plenty of showings but no offers can mean buyers see something they do not want at that price.

For example, dark photos might hide a nice home. But if visitors repeatedly mention an old roof, new photos alone will not fix that concern.

Ask your Realtor for showing numbers, actual feedback, and a comparison with competing homes. Then choose a specific change: better presentation, easier showing access, a repair, or a price adjustment. One slow week alone does not prove the same answer for every home.

Compare how much you keep and the risk of the sale falling apart—not just the price at the top of the page. Requested seller credits, repairs, loan conditions, and timing can change the result.

For example, a $350,000 offer asking you to pay $15,000 toward the buyer's costs leaves $335,000 before your other expenses. A $343,000 offer asking for $3,000 leaves $340,000. The lower price could leave you more money.

Ask your Realtor for a side-by-side comparison showing the estimated money left after costs, the closing date, and each offer's risks. Those example figures do not include your loan payoff or other selling expenses.

Make a plan with your Realtor and lender before committing to the next house. You can sell first and use temporary housing, try to line up both closings, or ask whether your next purchase can depend on your current home selling.

For example, if you need the sale money for the next down payment, you cannot assume it will be available before the first sale closes. A short delay could affect both moves.

Ask: ‘Can I qualify while I still own this home? When will the sale funds be ready? Where will I stay if the dates change?’ Temporary financing or staying after the sale may be options, but each needs clear terms, approval, and a backup plan.

The amount you keep is the sale price minus what you still owe and the costs of selling. Those costs can include negotiated agent fees, title and closing charges, taxes, repairs, and money you agree to pay toward the buyer's costs.

For example, a $350,000 sale minus a $220,000 mortgage payoff and $25,000 in example selling costs leaves about $105,000. Those costs are made-up numbers, not a standard fee or a quote. Moving and any tax on the sale may need separate planning.

Ask your Realtor for a written ‘net sheet’—a simple estimate of what you keep. Update it when an offer arrives, and have the closing company confirm the payoff and final charges.

Yes, but build in more checks. Photos cannot show every smell, sound, slope, leak, or repair. A live video tour and an independent inspection are much more useful than relying on listing pictures alone.

For example, ask your Realtor to show the crawlspace access, driveway, street, ceilings, and areas outside the pretty photos. Ask direct questions about what they can see or notice in person. Visit yourself if you can.

Check insurance, public records, and any repairs before your decision deadlines. Have a backup moving plan if closing shifts. Before wiring money, call the closing company at a number you independently verified—not a new number in an unexpected email.

Check the exact property, not just the neighborhood or a listing's estimate. Use county tax records and KGIS maps, check FEMA's flood map, and ask an insurance company for a quote on that address.

For example, a low current tax bill may reflect a benefit that does not apply to you. A property outside a mapped high-risk flood area can still have water problems. Ask about past water damage and have drainage concerns checked.

Ask your Realtor to help find the records, then confirm questions with the county, insurer, inspector, or closing company. Public maps are not surveys. If a fence or driveway seems close to a boundary, ask whether a survey is needed before your deadline.

A recommendation is not a reason to skip comparison. You can generally shop for qualified providers, although your contract and loan program may limit certain choices. Ask about those limits before signing.

For example, two lenders may advertise the same interest rate but charge different upfront fees. Compare written Loan Estimates for the same loan and similar timing. For an inspector, ask what is included, whether they are licensed where required, and whether they can meet your deadline.

Ask your Realtor: ‘Can I choose someone else? Is there any business relationship I should know about?’ Choose based on the service, cost, and fit—not pressure. Changing providers late can delay closing, so discuss timing first.

Many Realtors offer an initial conversation at no charge. Ask whether there is a fee before booking a paid consultation or signing an agreement. Asking a question is different from hiring someone to represent you.

For example, you can ask, ‘What should I prepare before selling?’ or ‘Who can check my loan options?’ without being ready to buy a home that day.

If you decide to work with an agent, get the services, fee, and payment timing in writing. Ask: ‘Could I owe anything if I do not buy or sell?’ Do not assume every agent or agreement has the same payment terms.