The complete playbook for Tennessee home buyers
Comprehensive, Tennessee-specific guides covering every major decision in the home buying process, from understanding what an agent actually costs to closing without one.
The buyer playbook: what to say, do, and expect before the offer
Copy-paste scripts for scheduling a showing, talking to listing agents, and handling multiple offers, plus what to wear and how to find the agent on Zillow or Homes.com.
Free tools for smarter home buying.
Crunch the numbers before you make an offer. Our calculators help Tennessee buyers understand costs, savings, and affordability.
Closing Cost Calculator
Estimate your Tennessee buyer closing costs with a detailed, editable breakdown of lender fees, taxes, and prepaids.
Open toolSavings Calculator
See how much you could save by buying without a traditional buyer's agent and keeping the 3% commission.
Open toolMortgage Payment Estimator
Calculate your monthly mortgage payment including principal, interest, taxes, and insurance.
Open toolHome Affordability Calculator
Find out how much home you can afford based on your income, debts, and down payment.
Open toolGuides
The Home Buying Process in Middle Tennessee, Step by Step
A practical, 10-step map of what happens between finding a home and getting keys in Middle Tennessee -- whether you use a buyer's agent or not.
Buying Your Next Home in Tennessee: A Strategic Guide for Move-Up Buyers
A framework for Tennessee move-up buyers: equity and affordability, sell-first vs buy-first strategy, lender prep beyond pre-approval, resale vs renovation vs new construction, neighborhoods, Tennessee contract timing, inspections, appraisal risk, and offers.
Expert breakdowns for Tennessee buyers
Deep dives on commissions, contracts, negotiations, closing costs, and what changed after the NAR settlement.
Buying Your Next Home in Tennessee: A Strategic Guide for Move-Up Buyers
A framework for Tennessee move-up buyers: equity and affordability, sell-first vs buy-first strategy, lender prep beyond pre-approval, resale vs renovation vs new construction, neighborhoods, Tennessee contract timing, inspections, appraisal risk, and offers.
How Much Does a Buyer's Agent Cost in Tennessee? (2026)
Tennessee buyer's agent commissions average 2.42%–2.92% of the purchase price. Here's exactly what you'll pay, what you get, and what your alternatives are in 2026.
The NAR Settlement: A Complete Guide for Tennessee Home Buyers
The NAR settlement changed the rules on buyer's agent commissions in August 2024. Here's what actually changed, what it means for Tennessee buyers specifically, and how to use the new rules to your advantage.
7 Things Your Buyer's Agent Doesn't Tell You About Their Commission
Tennessee buyer agents earn 3.10% on every home you buy, and their incentives don't always align with yours. Here's what they won't tell you.
8 Things That Changed for Home Buyers After the NAR Settlement
The NAR settlement took effect in August 2024. Here's a fast-reference guide to the 8 specific things that changed, and what stayed the same, for Tennessee home buyers.
10 Red Flags in a Purchase and Sale Agreement Tennessee Buyers Often Miss
Tennessee's RF401 contract is deadline-driven and seller-friendly. Here are 10 contract red flags unrepresented buyers miss, and how to protect yourself before you sign.
10 Questions to Ask a Listing Agent When You Don't Have a Buyer's Agent
When you're buying without a buyer's agent in Tennessee, the listing agent works for the seller, not you. Here are the 10 questions that protect your interests.
8 Ways to Negotiate Directly With a Seller's Agent (Without Your Own Agent)
Going unrepresented in Tennessee? Learn 8 proven negotiation strategies for working directly with a listing agent, including how to use commission savings as leverage.
12 Fees Tennessee Home Buyers Actually Pay at Closing (And Which Ones Are Negotiable)
Tennessee closing costs run 2–5% of the purchase price. Here's the complete breakdown of all 12 fees, which ones are fixed by state law, and which ones you can push back on.
9 Tennessee Home Inspection Issues That Derail Deals (And How to Handle Them)
From clay soil foundations to East Tennessee radon, these 9 inspection issues kill Tennessee home deals, and here's how to negotiate each one without an agent.
Buyer-Broker Agreements Explained: What You're Signing and Why It Matters
Tennessee has required buyer-broker agreements since 2006. Learn what you're signing, what to negotiate, and how to protect yourself, with or without an agent.
What the NAR Settlement Actually Means for Home Buyers in 2026
The NAR settlement changed how buyer agent commissions work. Here's what Tennessee home buyers need to know in 2026, and how to save thousands.
How Seller Concessions Work in Tennessee (2025 Guide)
Learn how seller concessions work, concession limits by loan type, and how unrepresented Tennessee buyers can negotiate thousands in closing cost savings.
How BuyUnrepped Actually Works on a Real Tennessee Offer
A screen-by-screen walkthrough of a typical Tennessee resale deal using BuyUnrepped, from showing request to closing, with exact handoffs, timeline checkpoints, and what the buyer handles versus what we handle.
The Complete Guide to Buying a Home in Chattanooga Without a Buyer's Agent
Everything Chattanooga home buyers need to know: market conditions, neighborhoods from North Shore to Signal Mountain, Hamilton County closing costs, and how to go unrepresented and save $7,000+.
Flat-Fee Broker vs. Buyer's Agent: 8 Differences Tennessee Buyers Should Know
Tennessee buyer's agent commissions average 2.92%, up to $13,900 on a Nashville home. Here are 8 key differences that determine which model is right for you.
The Complete Guide to Buying a Home in Franklin and Brentwood Without a Buyer's Agent
Everything Williamson County home buyers need to know: Franklin vs. Brentwood differences, Williamson County closing costs, competitive offer strategy, and how to save $17,000+ going unrepresented.
The Complete Guide to Buying a Home in Knoxville Without a Buyer's Agent
Everything Knoxville home buyers need to know: market conditions, neighborhoods from 4th and Gill to West Knox, Knox County closing costs, and how to go unrepresented and save $7,000+.
The Complete Guide to Buying a Home in Memphis Without a Buyer's Agent
Everything Memphis home buyers need to know: market conditions, neighborhoods, Shelby County's high property taxes, offer strategy, and how to go unrepresented and keep thousands at closing.
The Complete Guide to Buying a Home in Nashville Without a Buyer's Agent
Everything Nashville home buyers need to know: market conditions, neighborhoods, offer strategy, Davidson County closing costs, and how to go unrepresented and save $11,000–$14,000.
7 Tennessee Cities Where Buyers Save the Most by Going Unrepresented
In Franklin, skipping a buyer's agent saves over $22,000. In Memphis, still $6,900. See the commission math for every major Tennessee market in 2026.
8 Loan Programs Available to Tennessee First-Time Buyers in 2026
Tennessee first-time buyers have 8 loan programs to choose from in 2026, including $0-down USDA, 3.5% FHA, and THDA's Great Choice with up to $15,000 in down payment help. Here's how each works.
10 Tennessee-Specific Rules First-Time Home Buyers Need to Know
Tennessee has laws that catch even prepared buyers off guard, from Greenbelt rollback taxes to binding contracts with no review period. Here's what to know before you close.
8 Situations Where Going Unrepresented Might Actually Make Sense
Sometimes full buyer representation isn’t the right fit. Here are eight situations where staying unrepresented, with structured support, can make sense.
6 Situations Where You Might Actually Want a Buyer's Agent
Most Tennessee buyers don't need a buyer's agent, but some do. Here are six honest situations where representation may be worth the cost.
Buyer Agent Commissions in 2026: What You'll Actually Pay (And How to Pay Less)
Tennessee buyer agent commissions average 2.92%, about $13,900 on a typical Nashville home. Learn what's changed since the NAR settlement and how to pay less.
Do You Still Need a Buyer's Agent After the NAR Settlement?
The NAR settlement changed how buyer's agents get paid. Learn what it means for Tennessee home buyers and whether you still need an agent in 2025.
The Complete Guide to Buying a Home Without a Buyer's Agent
A step-by-step guide for Tennessee buyers going without a buyer's agent, from pre-approval to closing, with costs, risks, and legal requirements.
Ready to put it into practice?
BuyUnrepped gives you the tools, agreements, and support to buy your Tennessee home without paying a full buyer's agent commission.