Many of Sherry’s buyers purchase from another state. Whether they are relocating for retirement, buying a second home in the mountains or investing in a cabin they plan to rent, a lot of buyers cannot be in North Georgia for every step of the process. The good news is that buying remotely is very doable today. With live video tours, detailed photos, local inspectors, digital contracts and mobile notary closing, out-of-state buyers can find, evaluate and close on a home with confidence. Here is how the process works and how to make it go smoothly.
Why Buyers Purchase Remotely
Out-of-state buyers often have jobs, families and commitments that make repeated trips difficult. Some visit once to get a feel for the area and then rely on remote tools to finish the search. Others know the area well from years of vacations and are ready to buy without another trip. And in a competitive season, being able to act quickly from afar can make the difference in getting the right home.
How Remote Buying Works
Live video tours
A live video tour lets you walk through a home in real time with your agent. You can ask to see specific rooms, look at details up close, check the view from the deck and ask questions as you go. Video tours are a great way to narrow your list before a visit or, in some cases, to make a decision without one.
Getting the most from a video tour:
- Ask to see ceilings, floors, windows and under sinks, not just the main rooms.
- Ask for a look at the exterior, the roof line, the deck from below and the driveway.
- Have your agent pan slowly so you can see how rooms connect.
- Ask about sounds, smells and anything the camera might not capture.
- Record the tour, if allowed, so you can review it later.
Detailed photos
Beyond listing photos, ask for detailed photos of specific areas that matter to you: the electrical panel, the water heater, the septic area, the well head, the crawl space, the condition of decks and any areas of concern. Photos of the road and driveway help you understand access.
Local inspectors
When you are under contract, local inspectors become your eyes on the ground. A general home inspection is the starting point, and mountain homes often benefit from additional inspections, such as septic, well, pest, chimney and structural evaluations. Many inspectors provide detailed reports with photos, and some will talk you through their findings by phone or video. Your agent can recommend inspectors familiar with mountain properties.
Digital contracts
Offers, counteroffers, amendments and many other documents can be signed electronically. That means you can make an offer from your kitchen table and respond to a counter in minutes, which is especially important in competitive situations.
Mobile notary closing
In Georgia, a licensed attorney conducts the real estate closing. If you cannot be there in person, a mobile notary can often meet you where you live to sign the closing documents, which are then returned to the closing attorney. Arrange this early and confirm the timeline, because documents need to be signed and returned before closing can be completed.
Tips for a Smooth Remote Purchase
- Get pre-approved early. Make sure your lender knows how you plan to use the home: primary residence, second home or investment.
- Be clear about priorities. A ranked list of must-haves helps your agent focus on the right homes.
- Visit if you can. Even one trip to get a feel for the area helps. Remote tools work best when you understand the general setting.
- Ask lots of questions. Your agent can check things you cannot, like cell service at the property or how the driveway feels.
- Plan your inspections. Schedule early and ask inspectors to call you with findings.
- Stay reachable. Respond promptly to calls, emails and signature requests.
- Arrange insurance early. Mountain homes with wood stoves or riverfront locations may need extra attention from your insurer.
- Plan the final walk-through. If you cannot attend, ask your agent to do a video walk-through before closing.
Protect Yourself from Wire Fraud
Remote transactions rely heavily on email and electronic communication, which makes wire fraud a real concern. Criminals sometimes send emails that look like they come from an attorney, agent or lender with changed wiring instructions. Before sending any funds, call the closing attorney’s office at a phone number you have verified independently and confirm the instructions verbally. Be suspicious of any last-minute changes.
What Your Agent Can Check for You
- Cell signal and internet availability at the property.
- Road and driveway condition, including steepness and surface.
- Drive times to town, groceries and services.
- Noise from nearby roads or activities.
- The view at different times of day.
- Neighboring properties and how close homes are.
- Anything that looks different in person than in photos.
After Closing
Once you own the home, plan for how you will manage it from a distance. Many out-of-state owners arrange for a local check-in service, especially in winter. If you will rent the home, you may work with a property manager. Keep a list of trusted local contractors for repairs and maintenance.
Ready to Buy from Afar?
- Talk with a lender and get pre-approved.
- Write down your must-haves and share them with Sherry.
- Schedule a live video tour of homes that interest you.
- Ask Sherry about local inspectors and how a mobile notary closing would work for you.
