The Chattanooga home buying guide
Nine steps from “just looking” to keys in hand.
1. Strategy call
We talk about budget, timeline, must-haves and commute. Chattanooga has very different micro-markets — Signal Mountain, Ooltewah, North Shore, East Brainerd and North Georgia each trade at different price points, school zones and tax rates. Remember Georgia and Tennessee differ: Tennessee has no state income tax on wages, while Georgia property tax and homestead rules differ.
2. Get pre-approved
A full lender pre-approval (not just a pre-qual) tells you your real budget and makes your offer credible. Compare at least two lenders on rate, fees and closing speed.
3. Buyer agreement
You’ll sign a written buyer representation agreement that spells out my services and compensation. It’s required before touring and protects you.
4. Search and tour
I set up an MLS search that alerts you the moment a match hits, and preview homes when helpful. We look past staging to roof age, HVAC, drainage and layout.
5. Write a strong offer
I pull recent comparable sales to recommend a price, then structure earnest money, inspection period, financing and closing date to win without overpaying.
6. Inspections
Hire a licensed home inspector and add specialty inspections as needed (termite/WDI, sewer scope, radon, foundation — East Tennessee’s clay soil and hillsides make drainage worth a close look). We then negotiate repairs or credits.
7. Appraisal and loan
Your lender orders the appraisal. If it comes in low, we have options: renegotiate, cover the gap, or exit per contract terms.
8. Final walkthrough
Confirm agreed repairs are done and the home is in the expected condition.
9. Closing
Sign with the title/closing attorney, wire funds securely (always verify wire instructions by phone — wire fraud is common), and get your keys.
Frequently asked questions
How much do I need for a down payment in Chattanooga?
It depends on the loan: conventional loans can go as low as 3–5% down, FHA 3.5%, and VA and USDA loans can be 0% down for eligible buyers and properties. Your lender will confirm what you qualify for; Tennessee and Georgia also have state housing agency down-payment programs worth asking about.
Who pays the buyer’s agent?
Since 2024 buyers sign a written agreement with their agent before touring homes, stating how the agent is paid. Compensation is negotiable and is often covered in part or full by the seller as a concession — I’ll explain the options before you sign anything.
How long does it take to buy a home?
Typically 30–45 days from accepted offer to closing with financing, faster for cash. The search itself varies with inventory and your criteria.