Answers by Kelly Pearson

What matters is not whether you see it in person first. What matters is how well you protect yourself before you close. Buying a house sight unseen is not crazy, but it does require a smarter process. I’ve worked with out-of-state buyers who purchased based on video tours, inspections, disclosures, and a solid local agent, and it can absolutely work. The key is making sure you have the right people on the ground and the right protections in place. A FaceTime tour alone is not enough. You want a trusted agent who will be brutally honest about layout, condition, location, noise, surrounding homes, and anything that does not show well on camera. You also want a thorough home inspection, seller’s disclosure review, repair negotiations if needed, and the right contingency periods so you can back out if something feels off. To protect yourself, make sure you: • get detailed live video tours, not just polished listing photos • hire a strong local inspector • review disclosures carefully • ask about age and condition of roof, HVAC, foundation, plumbing, and electrical • research the neighborhood, commute, flood risk, and resale potential • keep your option period or inspection contingency in place • never waive protections unless you fully understand the risk If possible, having your agent attend inspections and send you extra videos, photos, and notes can make a huge difference. So no, it is not dumb. Going in blind without a solid strategy would be dumb.