KDay Homes | Knoxville

Buying in Knoxville Starts With a Plan

Whether you’re buying your first home, moving up, relocating or simply figuring out what’s possible, the goal is the same: understand your options before you start making decisions.

Search Knoxville Homes Book a Buyer Consultation →

Koren Day showing a couple around a bright living room during a Knoxville home tour

Where are you in the process?

Start Where You Are

Every buyer comes in with a different situation. Pick the one that sounds closest — it’ll point you to the part of this page that matters most right now.

First-Time Buyer

You’re learning the process, figuring out financing and deciding what you can comfortably afford.

Worth knowing: budget for closing costs in addition to your down payment.

See how the process works →

Moving Up

You may be balancing a current home, more space, timing, equity and a bigger purchase.

Worth knowing: decide early whether you’d rather buy first or sell first — each has tradeoffs.

See the Family Next-Move Plan →

Relocating to Knoxville

You’re narrowing areas based on commute, lifestyle, budget and housing style.

Worth knowing: video walk-throughs and a well-planned tour day can cover a lot of ground from out of town.

See the relocation guide →

Just Starting

You’re not ready to tour yet — you’re trying to understand the market and what’s realistic.

Worth knowing: a written list of must-haves now will keep you anchored later.

Start with common questions →

The buying process

What the Process Actually Looks Like

Eight steps, start to finish. Some move quickly, some take time — and not every buyer moves through them at the same pace.

1
Understand your goals
Timing, comfortable monthly payment, must-haves versus nice-to-haves, and what would make this move a good one for you.
2
Talk with a lender
Get preapproved so you have a clearer picture of your price range, estimated payment and financing options. Ask about estimated closing costs too — they’re separate from your down payment.
3
Review buyer representation
Before we tour together, we’ll go over a written buyer agreement: what I’ll do for you, how long it lasts and how compensation works. Ask anything before you sign.
4
Build the search
Set up a search around your price, areas and priorities, then adjust it as you learn what you actually like.
5
Tour and evaluate homes
Look past the staging. Condition, systems, layout, location and monthly cost all matter more than paint colors.
6
Structure an offer
We review recent comparable sales, then shape price, earnest money, contingencies and timing. Terms often matter as much as price.
7
Inspections, appraisal and due diligence
Inspections, disclosures, insurance quotes and the lender’s appraisal happen here. Findings can lead to repair requests, credits or a renegotiation.
8
Closing and getting the keys
Final walk-through, a review of your closing figures and signing. Always confirm wiring instructions by phone with the title company before sending funds.

A note on buyer representation: buyer-agent compensation isn’t automatic and it isn’t set by law. It’s negotiable, it’s written into your agreement, and depending on the home it may be paid by you, by the seller as part of the deal, or a combination. We’ll talk through it plainly before you commit to anything.

Before you tour

Before You Fall in Love With a House

A good first impression is easy. These are the questions that tell you whether a home still makes sense a few years in.

Location

How does the commute feel at the times you’d actually drive it?
Any planned construction, road work or development nearby?
What’s the street like on a weeknight versus a Saturday?

Condition

What does the seller’s disclosure say — and what does it leave out?
Any history of water intrusion, moisture or flooding?
Signs of deferred maintenance: soft spots, stains, patched ceilings.

Layout

Does it work for your actual daily routine?
Where do bedrooms sit relative to living space?
Will your furniture, storage and work setup realistically fit?

Major Systems

How old is the roof? It’s one of the largest replacement costs.
How old are the HVAC and water heater?
Electrical panel, plumbing type, crawlspace or basement condition.

Resale

What can’t be changed later — lot, road noise, orientation?
Which school zone is it in? It affects resale even without kids.
How does it compare with recent nearby sales?

Monthly Cost

Property taxes — city and county, depending on the address.
HOA dues, what they cover and any restrictions.
Average utility bills and a real insurance quote.

Competing Inventory

How long has it been on the market, and why?
Any price changes or a previous contract that fell through?
What else is available nearby at a similar price?

Some questions are better handled through your agent than at the front door. Send them my way and I’ll help get the answers you need.

Text Koren a question →

Search homes

See What’s Available Around Knoxville

Start broad, then narrow based on what actually matters to you. Once you find a few you like, the patterns usually tell us more than any single listing.

Search Knoxville-Area Homes Found one you like? Text me the address →

Choosing where to live

The Right Area Is More Than a ZIP Code

Knoxville-area neighborhoods can feel completely different from one another, even a few miles apart. The best fit usually comes down to how you actually live day to day.

Explore Knoxville Areas →

CommuteDrive times at rush hour, not on a Sunday afternoon.

Daily routineGroceries, gyms, coffee, parks — the places you’ll go every week.

BudgetWhat your price range buys in one area versus another.

Home styleEstablished neighborhoods, newer construction, townhomes, acreage.

Lot sizeYard, privacy and upkeep — more isn’t always better.

Work, schools and servicesProximity to the places that anchor your week.

Getting aroundAccess to downtown, UT, Oak Ridge and ORNL, the airport and I-40/I-75.

FAQ

Questions Buyers Usually Ask

Do I need to be preapproved before touring?

It isn’t a legal requirement, but it’s strongly recommended. Preapproval tells you what you can realistically spend, and most sellers expect a preapproval letter with an offer.

Do I have to sign a buyer agreement?

If we’re touring homes together, yes. Under current industry rules, a written agreement needs to be in place first. It outlines my services, the length of the agreement and compensation — and you’re welcome to ask questions or negotiate terms before signing.

How does buyer-agent compensation work?

It’s negotiable and spelled out in your buyer agreement. Depending on the home and the offer, it may be paid by you, by the seller or listing brokerage, or split. We’ll review how it would work on a specific home before you make an offer.

How much earnest money should I expect?

There’s no fixed amount. It’s negotiated in your offer and usually reflects price and competition. It’s held in escrow and typically credited toward your costs at closing. Whether it’s refundable depends on your contract terms and deadlines.

What happens during inspections?

During the inspection period in your contract, a licensed inspector evaluates the home, and you can add specialized inspections if needed. Afterward, you can move forward, request repairs or credits, or — depending on your contract — choose not to proceed.

What if the appraisal comes in low?

You have options: renegotiate the price, cover part of the gap, ask for a reconsideration of value, or — depending on your contract — walk away. The right answer depends on the numbers and the home.

Can I buy before selling my current home?

Often, yes. Common approaches include a contingent offer, bridge financing or a HELOC, or selling first with extra time to move out. Your lender is the first conversation. The Family Next-Move Plan walks through timing.

How long does the process usually take?

The search takes as long as it needs to. Once you’re under contract, a financed purchase often closes in roughly 30 to 45 days; cash can be quicker.

General information, not legal, tax or lending advice. Your contract and your lender have the final word. More questions →

How I work

My Approach

My job isn’t to talk you into a house. It’s to help you understand the options, notice what matters, and make a decision you feel good about.

That includes telling you when a home isn’t the right one — even after we’ve driven across town to see it.

OrganizedClear next steps and deadlines, so you always know where things stand.
CommunicationQuick answers, plain language and no disappearing mid-process.
No pressureYou set the pace. Waiting is a perfectly good decision when it’s the right one.
Property-specific thinkingRecent comparable sales before every offer, not generic market averages.
Honest tradeoffsEvery home has them. I’d rather you hear them from me before closing than discover them after.

Not Sure Where to Start?

That’s completely normal. A buyer consultation is simply a chance to talk through timing, financing, areas and what the process could look like for you.

Book a Buyer Consultation Text Koren

Koren Day, REALTOR®· KDay Homes at Wallace Real Estate· TN License #383649· Direct (865) 978-5329
Wallace Real Estate, Bearden Office· (865) 584-4000· 140 Major Reynolds Place, Knoxville, TN 37919