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Homebuying, in plain English
The checklists Keith walks on a Zoom with first-time buyers in Franklin, Nashville, and Middle Tennessee. Written by Keith Goeringer, Loan Originator at Barrett Financial Group, NMLS #488023. Payment first. Then the letter. Then the house.
Start here · Home Buying
First-Time Homebuyer's Checklist for Nashville and Middle Tennessee
Work the sequence, not the wish list. A payment you can live with, a documented pre-approval, then tours. Inspection, appraisal, Closing Disclosure, keys. Keep a reserve so the first repair is not a crisis.
Read the checklistGetting started
Home Buying6 min · March 28, 2026
A Step-by-Step Guide to Shopping for a New Home in Nashville
Payment first, then neighborhoods, then offers. Get pre-approved before you tour. Shop to a monthly number, not a list price you screenshotted.
Home Buying6 min · March 18, 2026
Do I Need a Realtor to Buy a House in Nashville?
You can buy alone. A Realtor writes the contract, protects contingencies, and knows how Franklin and East Nashville actually trade. You usually do not write a separate check for the buyer's agent. The work still has a cost.
Home Buying6 min · March 10, 2026
How Buyers Can Negotiate a House Price in Nashville
Negotiation is more than a lower price. Credits, closing date, and repairs often close a gap without changing the headline number. Bring a real pre-approval. Lowballing a well-priced Franklin listing usually just loses the house.
Home Buying6 min · March 5, 2026
Buyer's Market or Seller's Market: How to Tell in Nashville and Middle Tennessee
Count inventory, days on market, and sale-to-list. Months of supply above about seven leans buyer. Under five leans seller. Then decide how aggressive the offer should be.
Home Buying6 min · March 1, 2026
Should I Buy or Rent in Nashville?
Buying builds equity and a fixed principal-and-interest payment. Renting costs less up front and keeps you mobile. If you will leave in a year or two, transaction costs can erase the equity you just built.
Home Buying7 min · February 22, 2026
Buying a House Without a Real Estate Agent in Nashville
You can buy without an agent in Nashville. You may save on certain fees. You also take on contracts, inspections, and closing. Get pre-approved first, and budget for an attorney to review the paperwork.
Pre-Approval6 min · February 18, 2026
How to Get Preapproved for a Mortgage in Nashville
A pre-approval is a lender's look at your credit and documents, then a letter you can write with. A pre-qual is a chat. In Franklin, Brentwood, and Mt. Juliet, sellers treat those two very differently.
Home Buying7 min · January 16, 2026
How to Know When You Should Buy a House in Nashville
You are closer when debt is manageable, payments are on time, you have a down payment plus reserves, and you plan to stay a few years. Student loans and a car note do not automatically rule you out.
Money
Money7 min · February 8, 2026
Expenses First-Time Home Buyers Need to Save For in Nashville
The sale price is not the whole bill. Down payment, closing costs, repairs, moving, and HOA dues all show up. In Tennessee, closing costs often run about 2% to 6% of the loan amount.
Money6 min · February 4, 2026
5 Ways to Save for a Home in Nashville
You do not need a perfect paycheck to build a down payment. Budget, automate the transfer, cut the leaks, keep raises, and add side income. Then pick a loan so you do not over-save for three extra years of rent.
Money6 min · January 28, 2026
Cosigning a Mortgage in Nashville: What to Know
A cosigner promises to pay if the borrower does not. The loan shows on the cosigner's credit. Late payments hit both people. Know the exit plan before you sign.
Money7 min · January 22, 2026
How Much Income Do I Need to Buy a House in Nashville?
There is no single income number. Lenders use debt-to-income: monthly debts versus gross monthly income. Credit, down payment, taxes, and the loan program all change what the same paycheck will buy.
Money6 min · January 12, 2026
What Is the Average Down Payment for a Home in Nashville?
Published buyer surveys often show around 12% down overall, closer to 6% for first-time buyers and around 16% for repeat buyers. That is a snapshot, not your assignment. Match the loan program and keep a reserve.
Money7 min · January 9, 2026
How Much Do I Need for a House Down Payment in Nashville
You do not need 20% to buy in Nashville. Conventional can start at 3%, FHA at 3.5%, and VA or USDA at 0% where you qualify. Keep reserves. Do not drain the account to hit a round number.
Process
Process6 min · April 10, 2026
Understanding an Appraisal Contingency for Nashville Homebuyers
An appraisal contingency lets you renegotiate or walk, with earnest money back, if the house appraises below the contract price. Waiving it can win a bid in a tight ZIP. It also means you may have to bring cash to cover the gap.
Process7 min · April 8, 2026
Home Inspection Checklist for Nashville Buyers
A home inspection is the buyer's look at condition, usually your choice, not the lender's. Walk the exterior, interior, and systems, and hire a specialist if the report flags foundation, roof rot, or pests.
Process7 min · April 2, 2026
A Home Appraisal Checklist for Nashville Buyers
The lender orders an appraisal to decide how much to lend, not to inspect the house. If value comes in under the contract price, you renegotiate, bring cash, request a review, or walk if the contingency is still in the contract.
Process7 min · February 25, 2026
Understanding Cash to Close in Nashville
Cash to close is the amount you bring to signing: down payment plus closing costs, minus earnest money and credits. The CFPB requires the Closing Disclosure at least three business days before consummation on most closed-end mortgages. Verify wire instructions by phone.
Process6 min · February 14, 2026
How Long Does It Take to Buy a House in Nashville?
Most buyers finish in about four months: roughly two months searching, one month on the offer, and one month on financing and closing. Any one step can run long. Give yourself a cushion.
Loan programs
Loan Programs7 min · April 5, 2026
Popular Loans for Buying a Home in Nashville and Middle Tennessee
Conventional, FHA, VA, USDA, jumbo, and ARMs each fit a different file. The right one depends on credit, down payment, occupancy, and whether the property sits in an eligible ZIP.
Loan Programs6 min · March 15, 2026
What Is an FHA Mortgage Insurance Premium in Tennessee?
FHA loans charge an upfront mortgage insurance premium of 1.75% of the base loan amount, plus an annual premium split into the monthly payment. If you put less than 10% down, MIP usually lasts for the life of a modern FHA loan.
Loan Programs7 min · February 28, 2026
How to Buy a House with No Money Down in Nashville
VA and USDA can be 0% down if you and the property qualify; conventional can start at 3% and FHA at 3.5%. Zero down is not free: you still need closing costs, reserves, and a file that underwrites.
Loan Programs7 min · January 20, 2026
Buydown to Lower Your Mortgage Rate in Nashville
A buydown is money paid up front, by you, the seller, or a builder, to lower the rate. A point usually costs 1% of the loan amount. The drop is typically about 0.25% per point, but the quote varies. Permanent lasts the life of the loan. A 2-1 or 3-2-1 is temporary.
Neighborhoods
Neighborhoods6 min · April 6, 2026
What to Look for in a Neighborhood When Buying a House in Nashville
The neighborhood is the part you cannot remodel. Drive it at 7:30 a.m. and after dark, and verify the school zone on the district map, before you write.
Neighborhoods6 min · March 22, 2026
Finding the Right Location to Buy a Home in Nashville
Start with a monthly PITI you can live with, then rank bedrooms, yard, school zone, and drive time. You can remodel a kitchen, and you cannot move I-65.