Thinking about moving to Washington County, VA but only have about 90 days and limited time on the ground? You are not alone. Many buyers start from out of town and need a clear, digital-first plan that keeps them informed and confident. In this guide, you will get a week-by-week roadmap, remote-friendly tools, and practical checklists tailored to Washington County so you can search smart, tour efficiently, and close with confidence. Let’s dive in.
Washington County overview
Washington County sits in Southwest Virginia with Abingdon as the county seat and the Bristol area along the border. You will find historic neighborhoods, small-town streets, and rural acreage within easy reach of Interstate 81. When you evaluate homes, map your target towns, commuting routes, and daily stops like healthcare, groceries, and schools.
Lifestyle draws include historic downtown Abingdon, access to regional healthcare and colleges, and outdoor recreation on regional trails and nearby national forests. These features can shape your shortlist and pricing expectations as you compare neighborhoods.
When you review listings, verify details using multiple sources. Use the local MLS for real-time status and data and cross-check property taxes with the county assessor. If you plan renovations, review local zoning and any building permits. For title and closing practices, rely on local title companies and your lender for county-specific timelines.
90-day search plan
Phase A: Days 1–30
Set up, discover, and confirm financing.
- Virtual consult in the first 3 days. Define must-haves, deal-breakers, price range, target towns, commute needs, and timing. If school proximity matters to you, note that for mapping purposes.
- MLS alerts by Day 7. Create saved searches with filters for town, price, beds, lot size, property type, year built, and days on market. Set immediate alerts for hot matches and a daily digest for the rest.
- Neighborhood shortlist by Day 21. Narrow to 6–12 neighborhoods or towns and write a short rationale for each, including commute routes and nearby amenities. Use the county assessor for parcel context and confirm tax estimates.
- Initial virtual tours by Day 30. Watch live or recorded walkthroughs of 6–12 representative homes. Request floor plans, available disclosures, and any surveys. Start a full mortgage pre-approval, not just pre-qualification, and confirm your lender can issue a strong local pre-approval letter.
Key Washington County checks to start now:
- Wells and septic. Many properties use private systems. Plan for an independent well flow test and septic inspection, and ask for maintenance records.
- Land use and access. Older parcels may have easements or access concerns. Confirm driveway and legal access before falling in love with a property.
- Floodplain and topography. Review FEMA or county flood maps to understand insurance needs.
- Utilities and broadband. Confirm electric service, whether fuel is propane or natural gas, and broadband or cellular coverage if you work from home.
- Historic districts. Some Abingdon properties fall under design review. If a property is in a historic area, confirm any exterior restrictions.
Phase B: Days 31–60
Narrow your focus, deepen due diligence, and plan travel.
- Refine your shortlist by Day 35. Prioritize your top 3–5 areas and 8–12 homes that best fit your criteria.
- Comparative market analysis by Day 45. Have your agent prepare CMAs for target homes and recent comparable sales. Align on offer terms, contingencies, and timelines that reflect local customs.
- Virtual deep dives by Day 50. Request full photo sets, high-resolution floor plans, video or 3D tours, any prior inspection reports, deeds, tax history, and HOA documents when applicable. Order third-party reports as needed, including well tests, septic inspections, termite inspections, boundary surveys, or perc history for land.
- Plan an efficient visit by Day 60. If you will travel, schedule a 2–4 day touring window. Group showings by geography to minimize driving. Coordinate financing contingency times so any offer you make during or right after your trip aligns with appraisal and closing targets.
Phase C: Days 61–90
Tour intensively, write offers, and move to closing.
- Tour and offer by Day 75. Tour your top homes in a concentrated 2–4 day window, or authorize your agent to submit a sight-unseen offer if you are comfortable. If multiple offers are likely, discuss escalation language, earnest money amounts, and any contingency adjustments. Proceed with caution on waivers.
- Inspections by Day 85. Once ratified, schedule inspections right away. Attend via live video if you cannot be present. Expect general home, well, septic, and termite inspections to be common, with radon and specialty inspections as needed.
- Close by Day 90+. Confirm your title company, closing attorney, and remote signing options. Set up safe fund transfers and schedule the final walkthrough, which can be conducted virtually if needed.
Remote-first tools and workflow
Work with an agent who uses an e-PRO approach to keep you informed and secure. e-PRO focuses on digital marketing, secure communication, and streamlined online transactions. Here is how that helps your search:
- Real-time MLS alerts. Immediate notifications for new matches within 15–60 minutes.
- Virtual showings. Live video tours, recorded walkthroughs, 3D tours, and drone views for acreage.
- Secure e-signatures. Platforms like DocuSign, Dotloop, or similar keep every signature tracked and safe.
- Organized documents. A shared, secure workspace for disclosures, tax records, lender letters, and offer drafts.
- Clear scheduling. Shared calendars for tours, inspections, and closing dates so everyone stays aligned.
Security matters throughout your move. Always confirm wire instructions by phone using a known number for the title company. Turn on multi-factor authentication for your email and any transaction portals. Keep a clear record of offer terms, acceptance times, and any material changes.
Smart touring in Washington County
Pre-trip preparation
- Confirm the top 8–12 properties and their showing windows before you book travel.
- Group showings by geography and plan the route to cut drive time. Download offline maps where service is spotty.
- Request disclosures, floor plans, and any recent inspection reports in advance.
- Set a showing order that uses daylight well. Quick drive-bys can help you eliminate a property before a full tour.
- Reserve a preview block where your agent can check access, lighting, and any last-minute updates.
Sample 3-day itinerary
- Day 1: Arrive, hold a short orientation meeting, and do drive-bys of 8–10 homes. Debrief at night and adjust the shortlist.
- Day 2: Tour interiors of the top 6 homes back to back. Meet an inspector or appraiser if needed for on-site questions. Review CMAs and draft offer terms in the evening.
- Day 3: Revisit contenders, walk target neighborhoods, and test commute routes. Decide and sign offers electronically.
Alternatives to in-person touring
- Sight-unseen. This can work if you have strong market knowledge and trust your agent, but it increases risk. Plan for robust inspection contingencies and a clear right to cancel timeline.
- Staged remote inspection. An inspector can record a full video and host a live call so you can ask questions in real time.
Touring rural and land properties
- Budget extra time to walk boundaries, entry points, and topography. Drone or aerial images are helpful for acreage.
- Consider a site visit with a contractor or surveyor before you offer on large parcels.
Offers, inspections, and closing
Offer package
Your offer typically includes a pre-approval or proof of funds, the signed contract, disclosure acknowledgments, and contingency language for inspection, appraisal, and financing. Discuss earnest money amounts and timing so you can deposit funds quickly even if you are remote.
Earnest money
Earnest money is usually held by the title company or escrow agent. Confirm wiring instructions and timing with your bank and title company, and allow for transfer time.
Inspections to expect
- General home inspection for overall condition.
- Septic inspection and pump-out when applicable.
- Well water testing for coliform, nitrates, and flow rate if on a private well.
- Termite and pest inspection.
- Survey or boundary review where lot lines or acreage are key.
- Roof, HVAC, chimney, or other specialty inspections as needed.
Appraisal and valuation
Appraisals must support the loan amount. In rural areas, comparable sales can be limited, which may extend timelines. If you are using VA or FHA financing, confirm appraiser scheduling expectations with your lender early.
Negotiation points
- Credits at closing for repairs can be simpler than coordinating work before settlement.
- Longer access windows for inspectors help if you are out of town.
- Adjust contingency timelines to match your travel plans and lender milestones.
Closing logistics
Many title companies support remote notarization or mobile notaries. Confirm that your title company and lender allow Remote Online Notarization where available. A limited Power of Attorney can be an option if necessary. If you cannot attend the final walkthrough, your agent can conduct it via live video.
After closing, expect the deed to be recorded and copies provided to you. Your agent can share utility transfer steps and local service contacts so move-in is smoother when you arrive.
Communication cadence you can count on
A strong plan keeps everyone aligned and reduces stress.
- On day 0, agree on your preferred channels, best contact times, and decision windows for hot listings.
- Real-time alerts for top matches, with an agreed response target of 12–48 hours for offer decisions.
- Weekly one-page market summaries that capture new listings, price changes, and status updates.
- Ad-hoc calls scheduled within 24 hours when a serious contender appears.
- A pre-trip coordination call 7–10 days before you travel, followed by daily debriefs while touring.
- Immediate updates at each transaction milestone: offers submitted, accepted, inspections scheduled and completed, and closing scheduled.
Your next step
If you want a clear plan, local insight, and a secure digital process from start to finish, partner with a local pro who works this playbook every week. With more than two decades of Southwest Virginia experience and an e-PRO approach to virtual coordination, Denise makes remote moves feel manageable. If Washington County is on your horizon, reach out to Denise Blevins to start your 90-day plan today.
FAQs
Can I buy sight-unseen in Washington County?
- Yes, but it adds risk, so plan for thorough inspections, clear contingencies, and strong video documentation with your agent present.
How long from offer to close in Washington County?
- Cash deals can close in a few weeks, while financed purchases typically take about 30–45 days after ratification, depending on lender and appraisal timelines.
What should I check for rural properties in the county?
- Confirm well and septic condition, easements and access, floodplain status, utilities and broadband, and any historic district or zoning rules that affect your plans.
Do I need a local lender for my Washington County purchase?
- You can use either, but local lenders often coordinate appraisals and title more quickly; compare pre-approval strength and typical turn times before deciding.
Can I close remotely on a home in Virginia?
- Many title companies support remote or mobile notarization, but confirm early with your title company and lender to align on acceptable options.
