You are moving to South Jersey from out of state. You found a home online that looks perfect. But you cannot get there in person before the offer deadline. What do you do?
Making an offer on a home without seeing it in person used to be rare. Today, it is increasingly common. Buyers relocating for work, military families, and investors regularly purchase homes sight unseen. The technology exists to make it possible, but it requires careful planning and a clear understanding of the risks.
I have helped many buyers purchase homes in Burlington County without ever stepping foot inside before closing. Here is what I have learned about how to do it safely and successfully.
Why Would You Make an Offer Sight Unseen?
There are several common scenarios where buyers choose to make an offer without seeing the home in person:
- Relocation: You are moving to South Jersey for a job, and you need to secure housing before you arrive. The market moves fast, and you cannot afford to wait until you are in town.
- Competitive market: In a hot market, homes sell within days. By the time you can schedule a showing, the home may already be under contract. Making an offer sight unseen lets you compete.
- Investment property: Experienced investors often buy properties based on numbers and photos, knowing they can handle any issues that come up.
- Second home: You are familiar with the area and trust the market. You know what you are looking for, and the photos and virtual tour give you enough confidence to move forward.
- Family or friend proxy: A trusted friend or family member in the area can visit the home on your behalf and give you an honest assessment.
Whatever the reason, the key is to approach the process with extra caution and the right safeguards in place.
How Technology Makes Sight Unseen Offers Possible
Today's technology has made it much easier to evaluate a home from a distance. Here are the tools and resources I use with my remote buyers:
- Virtual tours: A professional 3D virtual tour lets you walk through the home room by room, getting a sense of the layout, size, and flow. Matterport tours are the gold standard.
- Video walkthroughs: A live video call with your agent lets you see the home in real time, ask questions, and get a feel for the space. I do this for every remote buyer I work with.
- Detailed photos: Professional photos show the home at its best, but make sure to ask for photos of less flattering areas like the basement, attic, and mechanical systems.
- Drone footage: Aerial video gives you a sense of the neighborhood, the lot size, and the proximity to nearby amenities.
- Neighborhood video tour: I will drive through the neighborhood on video, showing you the nearby schools, shopping, parks, and commute routes.
- Floor plans: A measured floor plan gives you exact dimensions so you can plan your furniture layout before you move in.
The Risks of Buying Sight Unseen
Let us be honest about the risks. Buying a home without seeing it in person is not without danger. Here are the most common issues:
- Condition surprises: Photos can hide a lot. Staging, lighting, and camera angles can make a home look much better than it actually is. A home that looks bright and spacious in photos may feel dark and cramped in person.
- Neighborhood surprises: The home itself may be perfect, but the neighborhood may not be what you expected. Noise, traffic, proximity to commercial areas, and the general feel of the community are hard to judge from a screen.
- Layout and flow: A floor plan on paper does not tell you how a home feels. Ceiling height, natural light, room proportions, and the overall flow of the space are best experienced in person.
- Odors and environmental issues: You cannot smell mold, smoke, pet odors, or musty basements through a screen. These issues can be significant and expensive to fix.
- Hidden defects: Some issues are not visible even in a thorough video tour. Foundation cracks, roof damage, and plumbing problems often require a professional inspection to identify.
The key to managing these risks is to build a strong safety net of contingencies and professional inspections.
Essential Safeguards for Sight Unseen Offers
If you are making an offer sight unseen, here are the safeguards I recommend to every buyer:
- Never waive the inspection contingency. This is the most important rule. A thorough home inspection by a licensed professional is your best protection. If the seller insists on no inspection, walk away.
- Include a "subject to virtual viewing" clause. Some contracts allow you to include a contingency that the offer is contingent on a satisfactory virtual or in-person viewing within a certain number of days. This gives you a window to see the home and back out if it does not meet your expectations.
- Hire a local inspector for a pre-offer inspection. In some cases, you can arrange for an inspection before you make an offer. This is unusual in competitive markets, but it is worth asking about.
- Have someone you trust visit the property. A friend, family member, or your agent can visit the home and give you an honest, unbiased assessment. I do this for all my remote buyers.
- Get a thorough home inspection. After your offer is accepted, invest in a comprehensive inspection. Consider additional inspections for the roof, HVAC, plumbing, and foundation if the home is older.
- Include an appraisal contingency. This protects you if the home appraises for less than your offer price. It also gives you an independent valuation of the property's condition.
How to Choose the Right Agent for a Remote Purchase
When you are buying a home sight unseen, your agent becomes your eyes and ears on the ground. Choosing the right agent is critical. Here is what to look for:
- Local market knowledge: Your agent should know the neighborhoods, school districts, commute patterns, and market conditions intimately. They should be able to tell you whether a home is priced fairly for its location.
- Experience with remote buyers: Ask if they have helped other buyers purchase sight unseen. An experienced agent will have systems in place for virtual showings, remote document signing, and coordinating inspections.
- Strong communication skills: You need someone who responds quickly, communicates clearly, and is willing to spend time on video calls walking you through properties.
- Willingness to be your proxy: Your agent should be willing to visit properties on your behalf, take detailed notes, and give you an honest assessment. They should not sugarcoat issues to make a sale.
- Network of local professionals: A good agent has relationships with local lenders, inspectors, contractors, and attorneys who can help you through the process remotely.
The Sight Unseen Offer Process: Step by Step
Here is a typical timeline for making a sight unseen offer in South Jersey, from start to closing:
- Research neighborhoods: Work with your agent to identify the towns and neighborhoods that fit your lifestyle, budget, and commute needs.
- Virtual tour: Your agent sends you listings, virtual tours, and videos. You narrow down your options remotely.
- Live video walkthrough: Your agent schedules a live video showing of the top properties. You ask questions and get a real-time feel for the home.
- Neighborhood assessment: Your agent provides information about the neighborhood, including schools, shopping, commute times, and local amenities.
- Make the offer: Based on the information gathered, you make an offer with appropriate contingencies.
- Inspections: After the offer is accepted, inspections are scheduled. Your agent coordinates and attends the inspections on your behalf.
- Final walkthrough: If possible, you visit the home before closing. If not, your agent does a final walkthrough to confirm the condition.
- Closing: You can close remotely in many cases. Your agent and attorney coordinate the paperwork and funds transfer.
Is South Jersey a Good Market for Sight Unseen Offers?
South Jersey is a strong market for remote purchases, especially for buyers relocating from the Philadelphia area, New York, or other parts of the Northeast. The housing stock is diverse, from historic colonials in Moorestown to modern townhomes in Mount Laurel to lakefront cabins in Medford Lakes.
Burlington County, in particular, is popular with remote buyers because of its strong schools, reasonable commute to Philadelphia, and variety of housing options. The market is competitive but not as cutthroat as some urban markets, giving buyers more time to do their due diligence.
That said, working with a local agent who knows the market is essential. A home that looks like a great deal online may be in a flood zone, have high property taxes, or be located in a neighborhood that does not fit your lifestyle. A local agent will catch these issues before you make an offer.
Frequently Asked Questions About Sight Unseen Offers
Is it safe to buy a home without seeing it first?
It can be safe if you take the right precautions. A thorough home inspection, a trusted agent on the ground, and strong contingencies in your contract are essential. The key is to never waive your inspection contingency and to have someone you trust visit the property on your behalf.
Can I get a mortgage for a sight unseen purchase?
Yes, most lenders will provide a mortgage for a sight unseen purchase as long as the property appraises and meets standard lending requirements. Some lenders may have additional requirements for remote purchases, so let your lender know your situation upfront.
How do I know if the neighborhood is right for me?
Your agent can provide detailed information about the neighborhood, including school ratings, commute times, crime statistics, and local amenities. Virtual neighborhood tours, drone footage, and online research can also help. If possible, plan a visit to the area before closing.
What if I see the home before closing and hate it?
If you have an inspection contingency, you may be able to back out based on inspection findings. If the home is in substantially different condition than represented, you may have additional legal options. However, "buyer's remorse" alone is not typically grounds to cancel a contract. This is why doing your due diligence upfront is so important.
How much should I offer on a sight unseen home?
Your offer should be based on comparable sales, not on the photos. A sight unseen offer should generally be at or slightly below market value to account for the additional risk. Your agent should provide a comparative market analysis to guide your offer price.
Ready to Buy a South Jersey Home From Afar?
Buying a home sight unseen is a significant decision, but it does not have to be a risky one. With the right technology, the right agent, and the right safeguards, you can purchase a home in South Jersey with confidence, even if you cannot be here in person.
I have helped buyers from across the country and around the world find their perfect home in Burlington County. Let us talk about how I can help you too.
Bob Millaway
Redfin Senior Agent and AI Certified Agent with 20+ years of experience and over $89 million in career sales. Bob specializes in helping relocating buyers and remote clients find their perfect home in Burlington County and South Jersey.
License: Salesperson · 791082 · NJ
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