Buying a home sight unseen without ever setting foot inside the home may seem risky, but for many buyers, it’s a practical, and sometimes necessary, choice. Whether you’re relocating across the country from San Francisco to Miami, pressed for time, or navigating a fast-changing market, it may make sense to buy a home without seeing it. However, doing your homework is essential to avoid unexpected costs.
This Redfin article explains everything you need to know before making an offer on a home you haven’t seen.
In this article:
What does it mean to buy a home sight unseen?
Buying a home without viewing means making an offer (and sometimes closing) without seeing the home in person. Instead, take the home buying process remotely with property photos, 3D walkthroughs, live video tours, and online research.
In some cases, buyers may purchase a home remotely and not physically view the home until move-in day. We may also visit your property during a final walk-through just before closing.
Why do people buy houses without seeing them?
Buying a home off the beaten track is becoming more common, especially in competitive markets or when moving. Possible reasons for purchasing a home without seeing it in person include:
Long Distance Relocation: Buyers relocating across states or countries may not have the time (or budget) to visit a home in person before making an offer. Competitive market: In areas where homes are selling quickly, some buyers may submit offers immediately after a virtual tour to avoid losing out on a home. Investment real estate: Investors familiar with a specific market can remotely purchase homes based on location, condition, and expected rental income. Buying a new home: When buying a new home, buyers often base their purchase on floor plans and tours of model homes, especially when buying early in the construction schedule.
7 smart tips for buying a secluded home
1. Work with a trusted and experienced real estate agent
Choose a real estate agent who knows the ins and outs of the area and has experience assisting buyers in remote areas. They should be willing to visit your home on your behalf and be honest about any red flags that may not show up on camera. Ask how many blind buyers they have worked with before.
2. Create a checklist of questions that can’t be answered from a list.
Even with 3D tours, video walkthroughs, and floor plans, some details don’t come through on screen. Before your agent conducts a live tour, create a checklist of specific questions you want answered about the home. These should cover everything you can’t see, smell, or hear from behind a screen.
Peyton Salute, owner of Panhandle Real Estate Investments, says, “The biggest risk of buying a home under the radar is that photos of the property often hide the most expensive problems, such as foundation problems, aging roofs, moisture damage, and persistent odors. I regularly buy homes under the radar. “My rule is to never buy a property in public. Instead, I hire a local inspector or trusted handyman to walk through the property via video call and open every door, closet, and crawl space to get a better picture.” About the condition of the house. ”
Each buyer’s checklist will be different depending on their priorities, but the goal is the same. The idea is to get as close to the in-person experience as possible and avoid surprises at the end of the transaction.
3. Schedule a live video tour
Once you’ve created your checklist, schedule a live video walkthrough to help agents fill in the gaps. Unlike pre-recorded videos or virtual tours, live video allows you to ask questions in real time and get a better idea of what a home will look and feel like.
Slow down and ask your agent to explain details that don’t necessarily show up in the listing photos.
Interior of closets, cabinets, and utility areas Flooring, baseboards, and ceilings for signs of wear and tear Views from windows and natural light throughout the day Noise levels inside and outside the home General condition of yards, driveways, and neighboring properties
If you know someone local you trust, see if they can tour the home with your agent. A second pair of eyes can help catch details you might otherwise miss and provide a more comprehensive view of the property.
4. Research your neighborhood
When buying a property sight unseen, it’s just as important to understand the neighborhood as it is to understand the house itself. A quiet residential neighborhood may look great in photos, but in reality it turns out to be near a busy highway or under the flight path of a local airport. The more you know about the surrounding area, the more confident you will be in your decisions.
Start exploring your surroundings using tools like Google Maps and Google Street View. Find nearby schools, parks, businesses, and public transportation. Zoom out and get a feel for how the neighborhood connects to the rest of the city.
Be sure to ask your agent for an honest opinion about the area. They can provide insights that online reviews can’t provide, such as whether the streets are lively at night, whether the community is well-maintained, and whether new development is planned nearby.
5. Get a home inspection
Home inspections are important in any home purchase, but especially if you’re buying sight unseen. Hire a qualified inspector and ask for a complete report, including photos and detailed notes. Attend the inspection virtually if possible and ask for clarification on anything that seems ambiguous.
Consider additional inspections for pest, mold, radon, or foundation issues, especially in older homes or areas prone to certain risks.
6. Include contingencies in your offer
When buying a home sight unseen, a contingency is your safety net. These clauses allow you to back out or renegotiate the deal without losing your earnest money.
Important and commonly used emergencies to consider include:
Even in a competitive market, it’s important not to give up on these contingencies lightly, especially if you’re buying a home without showings. A real estate agent can help you put together an offer that protects you while still being attractive to sellers.
7. Carefully review the seller’s disclosure information
Many states require sellers to disclose known problems such as mold, past flooding, foundation repairs, unauthorized construction, and neighbor nuisance. Please review carefully and ask questions about anything you are unsure of. If a seller marks too many items as “unknown” or refuses to disclose them, consider that a red flag.
Disclosures don’t replace inspections, but together they can paint a more complete picture of the home you’re buying without actually seeing it.
Frequently asked questions about buying a home without viewing
Should I buy a house without seeing it?
It depends on your situation. Buying sight unseen can be effective if you’re relocating, competing in a fast-paced market, or purchasing a new property. But that doesn’t apply to everyone.
If you choose this route, protect yourself by working with a trusted local agent, undergoing a thorough inspection that includes important contingencies on your offer, and conducting virtual inspections whenever possible.
What are the advantages and disadvantages of buying a home sight unseen?
Strong Points:
Speed: Make quick offers in competitive markets. Convenience: Avoid travel costs and additional costs, especially for long-distance or relocating buyers. Access remote markets: Invest or buy in areas you can’t easily visit. Technology-enabled tours: High-quality virtual tours and video walkthroughs can help you evaluate homes remotely.
Cons:
Limited sensory information: Smells, noise, natural light, etc. cannot be fully evaluated. There is a high risk of unexpected events occurring. Layout quirks and neighborhood issues can be overlooked. Increased dependence on others: You must have complete trust in your agents, inspectors, and local contacts. Possibility of buyer’s remorse: If the home doesn’t meet your expectations, you may regret the purchase.
Can you stop buying a home sight unseen?
Yes, but it depends on the terms of your purchase agreement. As long as your offer includes contingencies (inspections, financing, appraisals, etc.), you can usually withdraw without penalty if something unexpected happens. For example, if a home inspection reveals major problems or the appraised value is low, you usually have the right to vacate or renegotiate.
How do I handle the final walkthrough if I can’t attend in person?
If you can’t attend, ask your agent for a live video walkthrough or send detailed photos. The purpose is to ensure that the condition of the property has not changed since the offer was accepted.
