How I Help Buyers Purchase Vermont Real Estate Without Ever Stepping Foot Inside
Buying a home is a significant financial decision. Buying a home you’ve never stepped foot inside? That’s an entirely different level of trust.
But it’s something I’ve helped buyers navigate, and a process I’ve become particularly comfortable with over the years.
During COVID, Vermont experienced an extraordinary wave of interest from out-of-state buyers. People were reevaluating where they wanted to live, remote work created new possibilities, and Vermont’s small towns, open spaces, and quality of life suddenly appealed to an even broader audience.
At the same time, travel was complicated, inventory was limited, and desirable properties could move quickly.
I found myself working with buyers who couldn’t necessarily get to Vermont for a showing, much less make multiple trips to tour homes.
So I adapted.
And what started as a necessity during an unusual period in the real estate market has become an important part of how I represent buyers today.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and I’ve developed a process for helping clients evaluate properties remotely, from initial research and detailed video tours to inspections, negotiations, and closing.
But there’s something important to understand about my approach.
I’m not trying to make a house look good on video. I’m trying to help you understand exactly what you’re buying.
And sometimes, that means my videos are a lot less flattering than the listing photos.
First, I’m Not Just Going to FaceTime You Through a House
When people hear that I offer remote home tours, they often assume I’ll walk through a property while holding up my phone on a FaceTime call.
That’s not generally how I prefer to do it.
Instead, I record detailed videos that buyers can watch, pause, rewind, and revisit as many times as they need.
Why?
Because buying a home requires more than a quick look around.
I want you to be able to study the layout, understand how the rooms connect, examine the condition of the finishes, and get a realistic sense of the property.
A live video call can be helpful for follow-up questions, but it also means you’re relying on what I happen to point the camera toward in the moment.
With a recorded tour, I can be methodical.
I can document the property in detail, capture areas that deserve additional attention, and give you something you can review later when you’re comparing homes or discussing the purchase with someone else.
And believe me, I’m thorough.
Every Nook, Every Cranny, and Every Imperfection
If you’ve ever watched one of my remote showing videos, you know they’re not particularly glamorous.
I’m opening doors, looking into closets, examining unfinished spaces, walking around the exterior, and paying attention to details that would never make it into a professional real estate video.
I want to show you the basement.
The utility room.
The inside of the garage.
The ceiling where there’s a questionable stain.
The aging deck boards.
The window trim that looks like it might need attention.
The awkward transition between two rooms that wasn’t obvious in the listing photos.
I’m not simply filming the features that make the house attractive.
I’m documenting the property as comprehensively as I reasonably can, including the things that might make you think twice.
Because if you were standing next to me during the showing, you’d have the opportunity to notice those things yourself.
When you’re hundreds of miles away, I need to make an intentional effort to bring them to your attention.
My Videos Might Sound Negative. That’s Intentional.
This is something I often explain to buyers before they watch their first remote tour.
My commentary might seem unusually critical.
I may spend more time discussing the condition of a basement than admiring the kitchen countertops.
I might point out a worn floor, a questionable repair, an aging heating system, or a driveway that could be challenging in winter.
And I may say things like, “This looks a little different from the photos,” or “I’d want to understand what’s going on here before getting too excited.”
That doesn’t necessarily mean I dislike the property.
It means I’m doing my job.
You can already see the beautiful kitchen in the listing photos.
What you need from me is an honest, detailed look at everything those photographs might not communicate.
I’d rather have you pleasantly surprised when you finally visit a property than disappointed by something I failed to show you.
I don’t want you discovering after closing that the floors are more worn than you expected, the rooms feel smaller than they appeared online, or the basement has characteristics we never discussed.
My goal is to eliminate as many avoidable surprises as possible.
I Want to Be Your Eyes, Ears, and Even Your Nose
One of the biggest limitations of remote home shopping is that video can’t communicate everything.
You can’t smell a basement through your phone.
You can’t feel whether a room is unusually damp.
You can’t hear every sound from the road outside unless I make a point of capturing it.
And you can’t necessarily tell whether a home has an overwhelming fragrance that’s masking another odor.
That’s where I come in.
Yes, I Pay Attention to How a House Smells
I know this might sound funny, but smell is one of the things I pay particularly close attention to during a showing.
Especially in Vermont, where basements, older homes, and seasonal moisture can be important considerations.
Does the basement have a musty odor?
Does the house smell damp?
Is there a noticeable pet odor, smoke smell, or another persistent scent?
And here’s something else I pay attention to: Is there an unusual amount of fragrance?
If I walk into a house and notice multiple plug-in air fresheners, heavily scented candles, or an overwhelming deodorizer, I’m going to mention it.
That doesn’t automatically mean someone is trying to conceal a problem. People have different preferences when it comes to fragrance.
But if the scent is unusually strong, I want to understand why.
I don’t want you buying a home remotely and discovering a persistent odor after you move in.
Of course, my observations aren’t a mold assessment, air quality test, or professional moisture evaluation.
But they can help us identify when additional investigation might be appropriate.
I Pay Attention to Sounds, Too
Is there traffic noise that wasn’t obvious from the listing?
Can I hear a nearby road from the backyard?
Does the heating system make an unusual sound?
Is there noise from neighboring properties or surrounding activity?
These details can affect how a home feels to live in, and they aren’t always captured in listing descriptions.
If something stands out, I’ll tell you.
I also want to be realistic about the limitations of a single visit. Noise, odors, and other conditions can vary by time of day, weather, and season.
But I can share what I observe rather than leave you guessing.
I Show You What the Listing Photos Don’t
Professional real estate photography is designed to present a property at its best.
And that’s appropriate, as long as the images accurately represent the home.
But photographs can’t always communicate scale, layout, or condition particularly well.
A wide-angle lens can make a room feel more spacious.
A carefully chosen angle can minimize the visibility of an awkward layout.
And a beautiful photograph of the backyard may not show the neighboring property just outside the frame.
During my remote tours, I want to provide context.
I’ll show you how the rooms connect, what the view looks like from different windows, and how much space actually exists between the house and nearby properties.
I’ll walk through the kitchen and show you where it leads.
I’ll film the stairways, hallways, closets, and storage spaces.
And I’ll spend time outside so you can understand how the home sits on the land.
I want the video to answer the questions you would naturally have if you were there in person.
Vermont Properties Require a Different Level of Attention
One of the reasons I think remote buyers benefit from working with someone who knows Vermont is that our properties often come with characteristics that aren’t obvious from a listing.
A beautiful farmhouse might have a stone foundation and an older heating system.
A home on ten acres may have a private well, septic system, and a long driveway requiring winter maintenance.
A property with mountain views may be located on a steep road that becomes challenging during mud season.
And a house advertised as having additional living space may raise questions about permits, wastewater capacity, or how that space is legally recognized.
These are things I want to investigate.
Before we even schedule a remote showing, I may review available seller disclosures, municipal records, wastewater permits, maps, flood hazard information, and other relevant documentation.
If a property has known flooding issues, major repairs, or restrictions that conflict with your intended use, we may decide it’s not worth pursuing.
For example, if you’re planning to operate a short-term rental, I want us to investigate applicable zoning, permits, and recorded restrictions before you become attached to the property.
And if you want to add a cabin or another dwelling, we need to understand whether those plans may be feasible.
Buying remotely shouldn’t mean skipping the research we’d do if you lived down the road.
I Also Want You to Understand the Surrounding Community
When someone is relocating to Vermont, they’re not simply purchasing a house.
They’re choosing a community and a lifestyle.
And that’s an area where I bring a different perspective to my real estate business.
Through Travel Like a Local® Vermont, I’ve spent years exploring the state’s towns, villages, backroads, restaurants, shops, and outdoor destinations.
That firsthand experience helps me talk about what it’s actually like to spend time in different parts of Vermont.
If you’re considering a property in the Mad River Valley, I can help you understand the differences between the communities and surrounding areas.
If you’re looking near Stowe, Waterbury, or the Champlain Valley, we can discuss the setting, access, and everyday conveniences that may matter to you.
And if you’re considering a more rural property, I want you to understand what comes with that lifestyle.
How far are you from groceries, healthcare, restaurants, and other services?
What is the road like?
What might your commute look like in winter?
Is the location as private as you want, or perhaps more remote than you’re comfortable with?
I don’t want you to fall in love with a house only to realize that the surrounding lifestyle isn’t what you imagined.
We Do a Lot of Research Before I Ever Record a Video
Just because you’re shopping remotely doesn’t mean every property needs a full video tour.
In fact, I think a successful remote search begins with narrowing the options.
We’ll discuss your budget, financing, location preferences, needs, wants, and dealbreakers.
I’ll help you evaluate listings, review available documents, and identify potential concerns.
And when a property looks promising, we can decide whether an in-person evaluation on your behalf makes sense.
I don’t believe in spending hours touring homes that clearly don’t meet your criteria.
Your time matters, and so does mine.
I’d rather do the research upfront and focus our attention on properties that have a realistic chance of being a good fit.
That approach became especially valuable during COVID, when demand was high and buyers sometimes had very limited opportunities to evaluate homes before making decisions.
And it’s just as valuable today.
What Happens If You Want to Make an Offer Without Seeing the Home?
This is where the preparation becomes particularly important.
If you’ve watched my detailed video, reviewed the available property information, and decided you’d like to pursue the home, we’ll discuss an offer strategy.
That includes evaluating comparable sales, reviewing financing, considering the seller’s priorities, and determining what contingencies and due diligence protections are appropriate.
I want to be particularly careful about inspections when someone is purchasing a home they haven’t personally visited.
A video tour is not a home inspection.
I can’t verify the structural integrity of a foundation, determine whether a septic system is functioning properly, or guarantee that a roof has years of useful life remaining.
Those are matters for qualified professionals.
Depending on the property, we may recommend a general home inspection, septic evaluation, water testing, specialized contractor assessments, or other investigations.
We may also need an attorney to review title, access, easements, or restrictions affecting the property.
The fact that you’re buying remotely doesn’t make those steps less important.
If anything, I want to be especially thoughtful about the risks and limitations of purchasing without personally experiencing the home.
I Help Coordinate the Process From a Distance
Once you’re under contract, there are a lot of moving parts.
Inspections need to be scheduled.
Documents need to be reviewed.
Financing and appraisal milestones need to be tracked.
Questions need to be answered.
And deadlines need to be managed.
For someone purchasing from out of state, those responsibilities can feel especially overwhelming.
I approach the transaction as a project that needs careful coordination.
My background in real estate leadership and operations has made me particularly focused on staying ahead of deadlines, communicating proactively, and making sure the appropriate professionals are involved.
I want you to know what’s happening, what’s coming next, and whether there are any issues that require your attention.
And when something unexpected comes up, I want to help you understand the options rather than simply pass along the problem.
Can You Really Close on a Vermont Home Without Ever Visiting?
In some transactions, yes.
Buyers can sometimes complete the process without physically visiting the property, provided the financing, documentation, closing arrangements, and other requirements can be satisfied remotely.
The exact process depends on the circumstances, including lender, attorney, title, and signing requirements.
But just because a fully remote purchase may be possible doesn’t mean it’s the right approach for everyone.
I encourage buyers to visit in person when they reasonably can.
There’s value in physically experiencing a property, walking the land, and getting a feel for the surrounding area.
And some buyers simply won’t feel comfortable making such a significant decision without doing that.
I respect that.
My goal isn’t to convince someone that buying sight unseen is easy or risk-free.
It’s to provide the most thorough representation I can when an in-person visit isn’t possible.
I’m Not Trying to Sell You on the House
This is probably the most important thing I want remote buyers to understand.
When I send you a video, I’m not creating a sales presentation.
I’m not trying to convince you that the property is perfect.
And I’m certainly not going to avoid pointing out a defect because I’m worried it might discourage you from making an offer.
I’m trying to give you the most realistic understanding of the property I can.
That means showing you the beautiful details and the not-so-beautiful ones.
It means telling you when something smells strange, looks questionable, feels smaller than expected, or deserves further investigation.
It means being willing to say, “I don’t think this is the right one.”
And it means recognizing that there are things I simply can’t determine during a showing, no matter how thorough my video may be.
I believe my job is to help you make an informed decision, not manufacture excitement.
My Goal Is No Avoidable Surprises
I can’t promise that a home will be free of defects.
I can’t guarantee that every issue will be discovered before closing.
And I can’t recreate the experience of physically standing inside a property through a video.
But I can be thorough.
I can be candid.
I can ask questions, investigate available information, coordinate qualified professionals, and make sure you’re aware of what I observe.
And I can approach your remote purchase with the same level of care and attention I’d want if I were buying a property hundreds of miles away.
My videos might seem negative because I’m looking for the things that could become your problems. I’d rather you know about them before you buy than discover them after you move in.
That’s the standard I hold myself to when helping clients purchase Vermont real estate remotely.
If you’re thinking about relocating to Vermont, buying a second home, or purchasing an investment property from out of state, I’d love to help you navigate the process with local knowledge, detailed research, and an approach built around transparency.
You may not be able to stand beside me during the showing.
But I’ll do everything reasonably possible to help you understand what I’m seeing, hearing, and yes, even smelling.
Let’s Find Your Place in Vermont.
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont