Check off each step from budget to keys

Printable Home Buyer Checklist for Manchester, TN

Buying a home in Manchester or anywhere in Coffee County goes more smoothly when you know what comes next. Print this checklist, keep it with your paperwork and check off each step. Each item links to a longer guide on this site.

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General information, not legal, tax or lending advice. Your purchase contract controls your deadlines. Ask your lender, closing attorney or title company about your situation.

Get ready and set your budget

Pick a monthly payment you are comfortable with, not just the most a lender will approve. Include property taxes, insurance and any HOA dues. Buying step by step
Check your credit and pay down revolving debt if you can. First time buyer help
Save for a down payment, closing costs and a small cushion. Buyer closing costs
Look up how property taxes work for the city or county you are considering. Coffee County property taxes
Buying your first home? Look at THDA programs and take a homebuyer education class. THDA basics
Keep a list of new terms to ask about. Real estate glossary

Get preapproved

Talk with a lender and get a preapproval letter. Sellers expect one with an offer. Buying step by step
Compare your loan options, and compare at least two lenders. First time buyer help
Veteran or service member? Request your VA Certificate of Eligibility. VA home loans
Looking outside town? Ask your lender whether a USDA loan and the address are eligible. USDA home loans
Compare Loan Estimates. The CFPB says a lender must give you one within three business days of your application. Buyer closing costs
Moving from another state? Get preapproved with a lender licensed in Tennessee. Moving from out of state

Choose your agent

Interview agents and look up their license at verify.tn.gov. Choosing an agent
Sign a written buyer agreement before touring. Agents in an MLS need one since August 17, 2024, and compensation is negotiable. Buyer representation
Write down your must haves and nice to haves: bedrooms, lot size, school district, drive time, city or county. Neighborhoods guide
Ask your agent to set up an MLS search for homes that match your list. Working with Matt

Tour homes and make an offer

Look past paint and furniture. Check the roof, windows, water stains, layout and lot. Buying step by step
Ask if the home is on public water or a well, sewer or septic, and which electric provider serves it. Utilities guide
Ask about the flood zone and flood insurance before you write an offer. Flood zones guide
Drive your commute at your real work hours. Commute guide
Confirm school zoning for the exact address with the district. Schools guide
Read the seller disclosure statement. Seller disclosure explained
Review recent comparable sales, then set price and terms: earnest money, inspection period, financing, appraisal and closing date. Glossary: earnest money

Inspections and due diligence

Book a licensed home inspector and verify the license at verify.tn.gov. Home inspections
Consider added inspections such as wood destroying insects and radon. Home inspections
Septic: find the TDEC permit record, ask about a TDEC inspection letter and schedule a septic inspection. Septic systems
Well: find the well records, look at the wellhead and have the water tested. Buying with a well
Flood zone: confirm the flood zone for the address and get an insurance quote. Flood zones and insurance
Land or acreage: get a survey and confirm road access and any easements. Buying land
Land in greenbelt: ask how rollback taxes are handled in your contract. Greenbelt guide
Track every deadline in your purchase contract.

Appraisal and loan approval

Your lender orders the appraisal. You have a right to a copy. Buyer closing costs
Avoid new debt or job changes until closing. Buying step by step
Shop homeowners insurance. The first 6 to 12 months are usually paid at or before closing. Buyer closing costs
Choose your title company or closing attorney and decide on an owner title policy. Glossary: title insurance
Review your Closing Disclosure. It must arrive at least three business days before closing. Compare it to your Loan Estimate. Buyer closing costs

Closing and moving in

Call your closing agent at a number you already know to confirm wire instructions before you send money. Glossary: cash to close
Ask which documents need a notary and whether remote closing is available for your loan. Moving from out of state
Do a final walk through to confirm the condition and any agreed repairs. Glossary: final walk through
Set up electric, water, gas or propane and internet. Utilities guide
Change the locks and register with your school district if needed. Schools guide
Keep your closing papers, plus any septic and well records, in one safe place. Septic care
See if you qualify for a property tax relief program. Property taxes

Questions as you go?

I help buyers across Manchester and Coffee County understand every step before it happens. Call or text me at (615) 497 1658 or send a message.

Call or text Matt Read the step by step guide

Matt Sargent, Keller Williams | Call or text (615) 497 1658 | livemanchestertn.com

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.