Do I need a REALTOR® to buy a home in East Tennessee?

You are not legally required to, but you should. A REALTOR® negotiates on your behalf, coordinates diligence, and is a fiduciary. Buyer representation is almost always paid through the transaction, not by you writing a separate check.

How much do I need for a down payment?

It depends on the loan program. Conventional loans typically require 5–20% down, VA loans can be 0% down for eligible veterans, and jumbo loans on luxury properties often require 10–20%. Samuel can introduce you to local lenders who structure the right option.

Can I use my home as a short-term rental in the Smokies?

In many parts of Sevier County, yes — but rules vary by city, subdivision, and HOA. Before you offer on a cabin intended for STR income, we verify the exact zoning, permit availability, and covenant restrictions in writing.

How long does a typical sale take?

In East Tennessee, a well-prepared home commonly goes under contract in 15–35 days and closes 25–35 days after that. Cash offers can close in under two weeks.

What are the closing costs I should expect?

Buyer closing costs typically run 2–4% of the purchase price and include loan fees, title insurance, appraisal, inspections, and pre-paid taxes and insurance. Seller costs are largely commissions, title work, and any negotiated concessions.

How is Samuel different from a national online brokerage?

Samuel lives and works in the market you are buying or selling in. Local relationships, local diligence, and a small caseload mean you get an actual advisor — not a call-center agent.

Guides

Learn before you sign.

Straight-talking guides on how to buy, sell, and make sense of real estate in East Tennessee.

Buying

The East Tennessee Buyer's Guide

Step-by-step guidance for buying a home in Knoxville, Farragut, Maryville, Sevierville and the Smoky Mountains — from financing to closing.

Read guide

Selling

The East Tennessee Seller's Guide

How to prepare, price, market, and close a home sale in East Tennessee — with the pre-launch playbook Samuel uses for every listing.

Read guide

FAQ

Frequently Asked Questions

Straight answers to the questions buyers and sellers ask Samuel Wells most often — financing, timelines, short-term rentals, closing costs, and more.

Read guide