Can you buy a home in Pierce County without being there in person?
Yes. Out-of-state buyers regularly purchase Pierce County homes using live video tours, inspections they join by phone or video, electronic document signing, and remote or mobile notary signing at closing. Washington law allows notaries to perform notarial acts for remotely located signers, but your lender and escrow company decide which closing methods they accept — so ask early. The biggest keys are a local agent who’ll be your eyes on the ground, a firm inspection plan, and strict wire-fraud precautions.
Every month, I work with buyers who are moving to Pierce County from somewhere else — California, Texas, the East Coast, overseas with military orders, or just across the King County line with no time to tour on weekdays.
Many of them never set foot in the home until the day they get the keys.
That can sound risky. But with the right process, buying from a distance can be just as safe as buying in person. Here’s exactly how it works. For community guides and local resources, start at our moving to Pierce County hub.
Step 1: Narrow your areas before you tour
Remote buying works best when you’ve already narrowed down two or three areas. Otherwise, you’ll spend weeks on video calls touring homes in places that don’t fit your commute.
- Map your commute at real travel times
- Compare housing style, lot size, and utilities (sewer vs. septic, city water vs. well)
- Check school district boundaries by exact address with the district’s own lookup tool
Our step-by-step Pierce County relocation checklist walks through the planning phase month by month.
Step 2: Get pre-approved — and ask about remote closing now
Before touring, get a full pre-approval. While you’re talking to your lender, ask:
- Do you allow remote online notarization (RON), hybrid closings, or a mobile notary?
- Can I sign disclosures and loan documents electronically?
- If I’m still selling a home in another state, how will you treat that mortgage?
Some lenders require certain documents to be signed with a notary in person. Knowing this upfront avoids a last-minute scramble.
Step 3: Tour by live video — the right way
Recorded listing videos are polished. Live video tours show you what the camera doesn’t want you to see. On a live tour, I’ll:
- Walk the whole home, including the garage, crawlspace access, and utility areas
- Open closets, run faucets, flush toilets, and check water pressure
- Point the camera out every window so you see the neighboring homes and views
- Listen for road noise, and describe smells the camera can’t capture
- Walk the yard, the property lines, and the drainage
- Drive the street and nearby roads so you see the area — not just the house
Ask your agent to do the things you would do. If you’d open the oven or check the attic, ask for it.
Step 4: Write a strong, protected offer
Washington’s purchase process includes a few pieces every out-of-state buyer should know:
- Mutual acceptance starts the clock on contingency deadlines
- Earnest money goes to escrow after mutual acceptance. Here’s how earnest money works in Washington.
- Form 17 is the seller’s disclosure statement — read it closely, especially for water, septic, drainage, and past repairs
- Contingencies for inspection, financing, and appraisal protect you while you’re far away
Because you can’t walk the home in person, keeping a solid inspection contingency is especially important.
Step 5: Inspect thoroughly — and join remotely
You can’t be in the home, so the inspection becomes your most important tool.
- General home inspection — join by phone or video for the summary at the end
- Sewer scope — very common for older homes on city sewer in Western Washington
- Septic inspection — for rural properties in areas like Graham, Orting, and Buckley
- Well inspection and water testing — if the home has a private well
- Specialists as needed — roof, structural, or drainage
Ask the inspector to walk you through the major findings live, not just send the report. Here’s how inspection contingencies work for Washington buyers.
Step 6: Protect yourself from wire fraud
Remote buyers are a top target for wire fraud. Scammers send fake emails that look like they’re from the escrow company with “updated” wiring instructions.
- Always call your escrow company at a phone number you found independently — never one from an email — to confirm wiring instructions
- Be suspicious of any last-minute change to wiring instructions
- Confirm with escrow by phone that your funds arrived
Wire transfers are very hard to reverse. A two-minute phone call can save your down payment.
Step 7: Close remotely
Depending on what your lender and escrow company allow, you’ll typically close in one of three ways:
- Remote online notarization (RON): You sign on a video platform with a commissioned notary. Washington’s notary law (RCW 42.45) allows notarial acts for remotely located individuals.
- Mobile notary: Escrow sends documents to a notary near you, who meets you in person to sign.
- Hybrid: Some documents are signed electronically and others in front of a notary.
Escrow coordinates the signing, the funding, and the recording with Pierce County. After recording, you get the keys.
Step 8: Do a final walkthrough — by video if needed
Before closing, confirm the home is in the condition you agreed to — repairs completed, systems working, and nothing left behind that shouldn’t be. Your agent can do this by live video if you can’t travel. Here’s what to check at the final walkthrough.
What I tell every out-of-state buyer
- Visit once if you can. Even one weekend — before you offer or during the inspection period — adds a lot of confidence.
- Trust the process, not the photos. Listing photos are marketing. Live tours and inspections are information.
- Ask more questions than you think you need. A good local agent will welcome them.
Frequently Asked Questions
Can I buy a house in Washington without seeing it in person?
Yes. Many buyers purchase using live video tours, remote inspections, and electronic or remote signing. Keeping a solid inspection contingency and working with a local agent who can show you everything the camera might miss are key.
Does Washington allow remote online notarization for real estate closings?
Washington’s notary law, RCW 42.45, allows notaries to perform notarial acts for remotely located individuals using approved communication technology. Whether your closing can use it depends on your lender, title company, and escrow company, so ask early.
How do inspections work if I’m out of state?
Your agent schedules the inspection, and you can join by phone or video, especially for the inspector’s summary. Add a sewer scope, septic inspection, or well test where they apply.
How do I avoid wire fraud when buying remotely?
Always confirm wiring instructions by calling your escrow company at a number you found independently, never one from an email. Treat any last-minute change to instructions as a red flag, and confirm by phone that your funds arrived.
Do I need to be in Washington to close on a house?
Not usually. Depending on your lender and escrow company, you may be able to sign through remote online notarization, a mobile notary near you, or a hybrid closing. Confirm the options at the start of your transaction.
Buy with confidence — from anywhere
Buying a Pierce County home from out of state isn’t about taking a leap of faith. It’s about building a process that gives you the same information you’d have if you were standing in the living room.
If you’re planning a move to Pierce County, text RELOCATE to 253-677-5765 for a personalized consultation. I’ll walk you through neighborhoods, live video tours, and every step of a remote purchase.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Researched October 2, 2026. Closing methods depend on your lender, title, and escrow company. This is general information, not legal advice.
