Ask Tracy: The Megapage FAQ

Start by understanding your budget and getting pre-approved for a mortgage. In our competitive market, a pre-approval letter is essential before you even start touring homes. Next, identify 2-4 target neighborhoods based on your commute and school preferences.

While 20% is the traditional gold standard to avoid PMI, many programs allow for as little as 3% or even 0% (for VA or USDA-eligible properties). We can discuss which option builds your equity best while keeping your monthly payments comfortable.

They aren't legally mandatory, but I consider them essential. In East Tennessee, we specifically recommend testing for Radon (common in our limestone soil), termites, and inspecting septic systems if you're looking in more rural areas.

Inventory remains historically low in East Tennessee, which keeps upward pressure on prices. If your home is well-maintained and priced correctly, it is a very favorable time to sell. Updated homes in top school districts are moving particularly fast.

Maximize curb appeal first—it's the 'digital first impression.' Inside, declutter and depersonalize so buyers can envision their own life there. I provide a comprehensive staging consultation for all my listing clients to ensure we trigger the 'must-have' emotion in buyers.

In Tennessee, you should budget roughly 9-10% of the sale price. This typically covers agent commissions, title insurance, transfer taxes (including the state recordation tax of $0.37 per $100), and prorated property taxes.

The 'big three' reasons are: No state income tax, an exceptionally low cost of living, and world-class outdoor recreation. You get the amenities of a growing metro area with the Great Smoky Mountains in your backyard.

Maryville City Schools consistently rank in the top 5% of the state. In Knoxville (Knox County), the Farragut and Bearden zones are highly sought after for their academic and athletic excellence.

It's typically a 20-25 minute drive. However, Alcoa Highway and Pellissippi Parkway can be slow during peak rush hours (7:30-8:30 AM and 4:30-5:30 PM). If you're near the airport, your commute to downtown Knoxville is quite manageable.

Radon is a naturally occurring radioactive gas that can accumulate in homes. Because East Tennessee has high levels of limestone and shale, it's common here. Testing is inexpensive, and mitigation systems are highly effective and common in local real estate transactions.

While not always required by lenders, I strongly recommend a survey—especially for rural properties or land with potential encroachments. Knowing your exact property lines is vital for future fencing, additions, or resale.

Property taxes are paid annually and vary depending on whether you are within city limits (where you pay both city and county tax) or just in the county. Blount and Knox counties have relatively modest tax rates compared to national averages.