TMThe complete playbook for Tennessee home buyers
Tools, scripts, and Tennessee-specific articles covering every major decision in the home buying process, from understanding what an agent actually costs to closing without one.
Featured · Scripts & etiquette
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.
Tools
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Crunch the numbers before you make an offer. Our calculators help Tennessee buyers understand costs, savings, and affordability.
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Estimate your Tennessee buyer closing costs with a detailed, editable breakdown of lender fees, taxes, and prepaids.
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Compare a hypothetical buyer-side representation fee with BuyUnrepped's flat fees.
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Expert breakdowns for Tennessee buyers
Deep dives on offers, contracts, listing agents, closing costs, inspections, and what unrepresented buyers should know at each stage.
Finance9 min read
How Seller Concessions Work in Tennessee (2026 Guide)
How seller concessions work, the concession caps for every loan type, and how unrepresented Tennessee buyers can put that money toward their closing costs.
September 9, 2026
Finance9 min read
How Much Does a Buyer's Agent Cost in Tennessee? (2026)
What a buyer's agent actually costs in Tennessee, who pays it after the NAR settlement, and how leaving it out of your deal gives you more room in your offer.
September 8, 2026
Strategy10 min read
8 Ways to Negotiate Directly With a Seller's Agent (Without Your Own Agent)
Eight ways to negotiate directly with a listing agent when you do not have a buyer's agent, including how to turn the commission you are not paying into leverage.
September 5, 2026
Legal7 min read
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.
September 4, 2026
Finance11 min read
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.
September 3, 2026
Guides16 min read
The Complete Guide to Buying a Home in Franklin and Brentwood Without a Buyer's Agent
What Williamson County buyers need to know: Franklin vs Brentwood, local closing costs, competitive offer strategy, and what the buyer-side commission actually costs at these price points.
September 2, 2026
Strategy6 min read
Before You Click "Contact Agent" on Zillow: 3 Things Buyers Should Know
That big blue button may not connect you to the listing agent. What the Contact Agent button actually does, when touring comes with an agreement, and what unrepresented buyers should do instead.
July 17, 2026
Strategy6 min read
How Much Should You Offer on a House in Tennessee?
There's no formula for how much below asking to offer, because the asking price isn't the market value. How CMAs, terms, appraisals and your own emotions should shape the number you write down.
July 17, 2026
Strategy9 min read
How to Set Up a Home Search Without an Agent
One search site isn't enough anymore. Listings now hide across Redfin, Zillow, FSBO, and brokerage pre-market channels. How to build buffered filters and a simple multi-site routine so you don't miss the right house.
July 17, 2026
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