Buying a home remotely, from another state or country

Roughly a third of our buyers do not live in the market they are buying in. Most of them close without flying in. The process is well established, but it depends entirely on getting three things right: inspection, authority and money.

1. Inspection — before anything else

Never rely on photographs supplied by a seller or a builder. Commission an independent home inspection covering structure, roof, HVAC, electrical and plumbing, plus a title commitment review, a survey and — in a condo — the HOA estoppel letter and reserve study. A proper report shows you the water stain, the unpermitted addition and the parking space that belongs to someone else.

Ask for a live video walkthrough as well, held at a time you choose rather than a recording sent to you. If an agent will not do a live walkthrough, that tells you something.

2. Authority — power of attorney

You will need to authorize someone locally to sign on your behalf if you cannot attend closing. Many lenders and title companies accept a specific power of attorney, notarized and — if you are abroad — apostilled or executed at a US consulate. Budget two to four weeks for the full cycle, and be specific in the wording: a general power of attorney gives far broader authority than most buyers intend.

Name the property, the transaction and the limits of the authority explicitly. Restrict it to the purchase in question, and set an expiration date. Confirm the lender will accept it before you execute it, not after.

3. Money — wires, escrow and wire fraud

Funds go to the title or escrow company, never to an agent. Wire fraud is the single largest risk in a remote closing: criminals monitor email threads and send convincing last-minute “updated” wire instructions. Call the title company on a number you already had — not one in the email — and verbally confirm every digit before you send anything. No legitimate closing agent will change instructions by email at the last minute.

If you are a foreign buyer, understand FIRPTA before you buy rather than when you sell: on resale, a percentage of the gross sale price is withheld unless an exemption or a withholding certificate applies. Keep every closing statement. That paperwork is the difference between a straightforward exit and a long correspondence with the IRS.

A realistic timeline

From first video showing to closing, a well-run remote purchase takes six to ten weeks. Inspection and title take two, power of attorney takes two to four, and the lender needs 30 to 45 days from a complete file. Anyone promising materially faster is skipping a step.