What Surprises People About Buying Real Estate in East TN

East Tennessee offers a unique real estate market shaped by local customs and expectations.

People often assume real estate works the same everywhere. The paperwork looks similar. The timelines feel familiar. The process seems predictable.

Then they move to East Tennessee and realize very quickly that real estate has its own local culture.

These differences are not about price points or population size. They are about how transactions are handled, what is expected, and what is not. Understanding these details ahead of time can prevent frustration and help buyers feel more confident throughout the process.

Melody Wagstaff, a REALTOR® serving East Tennessee, works with buyers and sellers across Knox County and surrounding areas. With a background in education and years of local real estate experience, Melody helps clients understand these regional nuances before they become problems.

Here are some of the most common real estate surprises buyers experience in East Tennessee.

Sellers Usually Do the Bare Minimum on Repairs

After a home inspection, buyers decide which items they want the seller to repair, replace, or credit. When sellers agree, they typically do exactly what is required to meet the agreement and nothing more.

They are not obligated to hire the most expensive contractor or go beyond what the contract specifies. This approach surprises buyers who are used to sellers taking a more comprehensive or upgraded approach to repairs.

It is not wrong. It is simply how many transactions are handled here. Knowing this upfront helps buyers set realistic expectations and avoid disappointment.

Inspection expectations can differ when buying real estate in East Tennessee.

Permits Are Not Required for Many Improvements

Another adjustment for out-of-state buyers is the lack of permits required for many home projects in Tennessee.

In other states, permits may be needed for nearly every improvement. In many East Tennessee counties, permits are not required for additions, pools, or renovations that buyers assume would automatically need approval.

This can raise questions when purchasing a home. The absence of a permit does not always mean something was done incorrectly. Often, it simply means one was not required.

Some buyers appreciate this flexibility. Others find it surprising. Either way, it is an important difference to understand before buying.

Dual Agency Is Not Common in East Tennessee

In East Tennessee, it is uncommon for one agent to represent both the buyer and the seller in the same transaction.

While dual agency is legal in Tennessee, most agents in this region avoid it. If a listing agent assists a buyer on their own listing, they typically move into a facilitator role, which requires written permission from both parties.

In that role, the agent handles paperwork and logistics but does not advocate for either side. Most buyers and sellers prefer dedicated representation, which is why dual agency is rarely used here.

Surveys Are Not Required to Purchase Property

Surveys are not required to buy a home or land in Tennessee.

If a survey exists, it can be helpful, especially if it has been recorded. However, it is not automatically part of the transaction. Buyers who want clear boundary information need to request one as part of their purchase.

This often surprises buyers who come from states where surveys are mandatory.

“Clean” Is Subjective at Closing

In some states, homes are required to be professionally cleaned before closing. In Tennessee, the term clean is not clearly defined.

What one person considers clean, another may not. Buyers sometimes take possession of a home and find dust, unclean appliances, or sellers finishing their move. This is not uncommon.

If cleaning standards, lawn care, or move-out conditions matter to the buyer, those expectations need to be written into the contract ahead of time.

Understanding local real estate norms helps buyers feel confident living in East Tennessee.

Why These Differences Matter

None of these practices are good or bad. They are simply part of how real estate works in East Tennessee.

The biggest problems arise when buyers do not know what to expect. Understanding these local differences helps prevent surprises, protects buyers during negotiations, and leads to smoother transactions.

Melody Wagstaff’s goal is not just to close a transaction, but to make sure every client feels informed and confident throughout the entire process.

Thinking about buying or selling? Melody would love to help!

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