Remote Showings for Out-of-Town Buyers

Thanks to modern technology and AI-powered tools, you no longer need to be in Philadelphia to find and purchase your dream home. Smarty Home Solutions offers comprehensive remote showing services for out-of-state and out-of-town buyers, making it possible to complete your entire home purchase from anywhere in the country.

Whether you are relocating from another state, moving from a distant city, or investing in Philadelphia real estate from afar, the buying process has evolved significantly. John Smart, AI-Certified Agent with eXp Realty, has helped buyers from across the country purchase homes in Philadelphia, Montgomery, Bucks, Chester, Delaware, and Berks Counties without setting foot in Pennsylvania until closing day.

For more on the home buying process, see our Buy a Home hub and Find a Home page.

The cornerstone of remote home buying is the virtual tour. Modern technology allows you to experience a property as if you were standing in it.

Beyond the home itself, understanding the neighborhood is critical for remote buyers.

• ✓ Virtual Drive-Throughs: We record video of neighborhood streets showing the character, condition of nearby homes, traffic, and proximity to amenities.
• ✓ Google Earth Immersion: We show the property in geographic context: walking distance to parks, transit stops, grocery stores, and schools with exact distances.
• ✓ Local Amenity Tours: Video walkthroughs of shopping districts, restaurants, parks, and community centers near the property.
• ✓ School Information: Detailed information about school districts, ratings, test scores, and extracurricular opportunities. Explore our community pages.
• ✓ Commute Analysis: Commute times to Center City Philadelphia, King of Prussia, Conshohocken, and other job hubs.

Buying a home remotely follows the same process as an in-person purchase, with technology filling the gaps.

1. Initial Consultation (Video Call): Connect with John Smart via video to discuss needs, budget, timeline, and preferred areas.
2. Pre-Approval (Digital): Get pre-approved by a lender. All documentation submitted digitally.
3. Property Search (Online + Personalized): AI-powered search with automated alerts and curated listing recommendations.
4. Virtual Touring: Tour top properties through live video, pre-recorded tours, and 360-degree walkthroughs.
5. Offer and Negotiation (Remote): Offer prepared and submitted electronically. All negotiations via phone, email, and digital documents.
6. Inspections (Coordinated Remotely): Professional inspections scheduled and coordinated on your behalf. Detailed reports, photos, and video provided.
7. Digital Closing: Pennsylvania allows remote online notarization (RON). Sign from anywhere in the country.
8. Final Walkthrough: Performed via live video, or you can arrange to visit in person before closing.
9. Keys Delivered: Transfer funds electronically, receive keys via delivery if not visiting in person.

A common question is whether it is safe to make an offer on a home you have only seen through a screen. With the right precautions, it absolutely is.

• ✓ Always Include an Inspection Contingency: This gives you the right to have the property professionally inspected and to renegotiate or walk away based on findings.
• ✓ Request Detailed Video of Specific Areas: Ask for additional video showing the basement, attic, roof, foundation, and electrical panel before making an offer.
• ✓ Consider a Pre-Offer Inspection: Some buyers hire an inspector before making an offer to identify major issues upfront. This costs $300-$500 but provides peace of mind.
• ✓ Review the Seller Disclosure Carefully: Pennsylvania requires sellers to disclose known material defects. Review carefully and ask questions about anything unclear.
• ✓ Use an Appraisal Contingency: If financing, the lenders appraisal confirms value. For cash buyers, consider including it for your own protection.

Different remote buyers have different needs.

Corporate Relocation Buyers

Coordinate with your relocation specialist and John Smart early to understand your relocation benefits. Our Relocation page has detailed information for corporate transferees.

Out-of-State Investors

Rely on our virtual touring plus AI-powered investment property analysis, including rental projections, cap rate calculations, and neighborhood investment data.

Military Buyers and Veterans

VA loans offer 0% down options. Our lenders are experienced with VA loans and remote VA buyers. Visit our First-Time Buyer page.

Second Home and Vacation Buyers

Bucks County riverfront properties and Chester County countryside homes can be purchased entirely remotely with virtual tours and local inspection services.