Buying a home in Nashville can feel like a maze. You have deadlines, documents, and big decisions that all seem to happen at once. If you understand the steps and the timing, you can move with confidence and protect your investment. In this guide, you’ll see how the process works in Davidson County from offer to keys, what to expect at each stage, and how to avoid common snags. Let’s dive in.
Step-by-step: Nashville homebuying timeline
Get pre-approved
A strong pre-approval sets your budget and helps your offer stand out. Gather pay stubs, W-2s, bank statements, and ID. Pre-approval can take a few days to a couple of weeks depending on your documents and lender.
Make an offer
Your agent will write your offer using Tennessee’s standard residential purchase contract. You’ll choose price, closing date, earnest money, inspection deadline, financing terms, and any seller concessions. When the seller signs, the contract is binding. The Effective Date starts your deadlines.
Deposit earnest money
Plan to deliver earnest money within 1 to 3 business days of the Effective Date to the named escrow holder, usually a title company or broker. The contract controls the exact amount and deadline.
Complete inspections
Most buyers negotiate a 5 to 14 day inspection period. Order a general home inspection right away, plus any specialized inspections you need, such as termite, radon, sewer scope, HVAC, or roof. Based on the results, you can request repairs, ask for a credit, renegotiate price, or terminate within the inspection contingency.
Start underwriting and appraisal
After you go under contract, your lender orders the appraisal and begins underwriting. This phase often takes 15 to 30 days. If the appraisal comes in low, you can renegotiate, bring cash to cover the gap, or terminate if your contract protects you.
Title search and closing prep
Your title company searches public records for liens or encumbrances and issues a title commitment. They coordinate payoffs and prepare closing documents while your lender finalizes the loan.
Clear to close and disclosures
When your lender’s conditions are met, you receive “clear to close.” You must receive your Closing Disclosure at least 3 business days before you sign, per federal rules. Review it carefully and ask questions before settlement.
Final walk-through
Within 24 to 48 hours before closing, tour the property to confirm the condition and that agreed repairs are complete.
Closing and recording
On closing day, you sign at the title company or closing attorney’s office. Funds are disbursed and the deed is recorded with the Davidson County Register of Deeds. Possession follows the timeline in your contract. Most financed purchases close in 30 to 45 days from contract. Cash deals can close in 7 to 14 days, depending on title and seller readiness.
Tennessee contracts and buyer protections
Standard TREC forms
Most Nashville buyers and sellers use promulgated forms from the Tennessee Real Estate Commission. These standard contracts address earnest money, inspection periods, financing, closing dates, and possession. You can review the structure and language in the official TREC residential forms.
Earnest money and escrow
Your contract names the escrow holder and the deadline to deposit funds. If you terminate within a valid contingency, earnest money is typically refundable. If you default outside of a contingency, the funds may be disputed under the contract’s resolution terms.
Contingencies that matter
Common protections include financing, inspection, appraisal, title, and HOA/condo document review. A sale-of-home contingency is possible but less common in competitive submarkets. The number of days for each contingency and the exact terms are negotiated.
Title, survey, and HOA docs
The title company issues a commitment and clears title defects before closing. If you need a survey, decide in the contract who pays. For HOA properties, the contract should set a document review period and assign transfer or estoppel fees.
Recording and property taxes
After closing, the deed records at the Davidson County Register of Deeds. Property taxes are prorated at closing per your contract. To check assessed value or ask about exemptions, visit the Metro Nashville Assessor of Property.
Inspections that matter in Nashville
Core inspections
- General home inspection that covers structure, electrical, plumbing, HVAC, and roof.
- Wood-destroying insect inspection. Many lenders, including VA loans, may require a report or clearance.
- Radon testing, which is recommended in the Mid-South.
- Sewer scope for older homes or if red flags appear in the inspection.
- HVAC, chimney, mold, or moisture inspections where appropriate.
Local considerations
Older neighborhoods across Nashville, such as parts of East Nashville, Germantown, and Inglewood, often have older systems and materials. Inspectors with local experience can help you understand repairs and maintenance. For homes built before 1978, federal law requires a lead-based paint disclosure.
Negotiation outcomes
After inspections, you can request seller repairs, ask for a credit or price reduction, accept the home as-is, or terminate within your inspection period. Timely decisions keep your contract on track.
Appraisal and underwriting: what to expect
Appraisal timelines
Appraisals often take 7 to 14 days once ordered. If recent comparable sales are limited in fast-moving neighborhoods, appraised values can lag the contract price.
If the appraisal is low
You have options: bring cash to cover the gap, ask the seller to reduce price or provide a credit, challenge the report with your lender, or terminate if you have an appraisal contingency.
Underwriting best practices
Provide documents promptly and avoid big financial changes like new debts, job moves, or large unexplained deposits. Faster responses from you and your lender reduce delays.
Closing Disclosure timing
By federal rule, your lender must deliver a Closing Disclosure at least 3 business days before you sign loan documents. Review the CFPB Closing Disclosure overview to know what to look for.
Closing costs and logistics in Davidson County
Who handles closing
In Tennessee, title companies or closing attorneys typically manage settlement. They coordinate payoffs, prepare the settlement statement, and record your deed.
What buyers usually pay
Expect lender fees, appraisal, lender’s title policy, optional owner’s title insurance, recording fees, prorated taxes and HOA dues, prepaid interest and insurance, and escrow reserves. Buyer closing costs typically range from about 2 to 5 percent of the price, though amounts vary and are negotiable in the contract.
Recording and post-closing
Once you sign and the deed is recorded at the Davidson County Register of Deeds, you receive your recorded deed and closing package from the title company. Make sure utilities and insurance are active and confirm the correct mailing address for tax bills with the Metro Nashville Assessor of Property.
Smart offer strategies in a competitive market
Earnest money norms
Earnest money ranges vary. Some buyers offer a flat amount, often 1,000 to 5,000 dollars. Others offer 1 to 3 percent of the purchase price. In multiple-offer scenarios, a higher deposit can signal commitment.
Shorter deadlines vs. risk
Tight inspection windows, like 5 days, can make your offer more appealing but leave less time to investigate issues. Using local inspectors who can move quickly helps you stay protected.
Contingency tradeoffs
Waiving inspection or appraisal protections increases risk. In Nashville’s hotter submarkets, some buyers consider it, but you should weigh the tradeoffs carefully and keep safety and value top of mind.
Local lender advantage
Lenders familiar with Davidson County properties and appraisal trends can reduce surprises. A fully verified pre-approval can speed up underwriting and strengthen your position.
Your buyer checklist
- Get a strong pre-approval letter and keep it current.
- Deposit earnest money by the contract deadline and keep proof.
- Order inspections promptly and review reports with your agent.
- Negotiate repairs or credits within your inspection window.
- Stay responsive to lender requests and avoid major financial changes.
- Secure homeowner’s insurance and send the binder to your lender.
- Review your Closing Disclosure at least 3 business days before closing.
- Complete your final walk-through and bring a valid photo ID to closing.
- Confirm when you get keys and possession per the contract.
Ready to move forward?
You deserve a process that protects your time, money, and peace of mind. If you want a local advocate who treats your home like family and negotiates with care, connect with Kenny Stephens to start your search and plan your path to closing.
FAQs
How much earnest money is typical in Nashville?
- Many buyers offer 1,000 to 5,000 dollars or 1 to 3 percent of the price. In competitive offers, a higher deposit can help signal commitment.
Can I get my earnest money back if I cancel?
- If you terminate within a valid contingency, such as inspection, financing, or appraisal, earnest money is typically refundable under the contract terms.
How long does it take to close in Davidson County?
- Most financed purchases close in 30 to 45 days from contract. Cash deals can close in 7 to 14 days if title and seller are ready.
What if the appraisal comes in below the purchase price?
- You can renegotiate price or a seller credit, bring cash to cover the gap, challenge the appraisal with your lender, or terminate if protected by an appraisal contingency.
Do I need an attorney to close in Tennessee?
- An attorney is not generally required. Title companies commonly handle closings, though you may engage counsel for complex situations.
Where are deeds recorded in Nashville?
- Deeds are recorded with the Davidson County Register of Deeds, which also provides fee and recording information on the Metro Nashville site.
