What Documents Do I Need to Buy a Home in Clarksville? Preparation and requirements

by Landon Castillo

Understanding the Purchase Contract: A Plain-English Guide to the Tennessee RF401

By Landon Castillo | Licensed REALTOR® | Real Broker LLC | Clarksville, TN

The purchase contract is the most important document in a real estate transaction. It defines what you're buying, what you're paying, when you're closing, what protections you have if something goes wrong, and what happens to your earnest money if it doesn't. It is legally binding from the moment both parties sign.

Most buyers sign it after a 10-minute review. Some sign without reading it at all.

This guide changes that. I'm going to walk through the Tennessee Association of Realtors standard Purchase and Sale Agreement — known as the RF401, version January 1, 2026 — section by section, in plain English, so you know exactly what you're agreeing to before you put pen to paper. I'll also cover the additional documents that commonly accompany the RF401 in a Clarksville transaction.

One important note: this guide is educational, not legal advice. For complex transactions, disputed terms, or anything that puts your earnest money at risk, consult a licensed Tennessee real estate attorney. For routine purchases on the standard form with an experienced agent, a thorough understanding of this guide is your foundation. Source: Collins Legal — Contingencies in Tennessee Real Estate Contracts

1. What the RF401 Is and When It's Used {#what-rf401-is}

The RF401 is the Tennessee Association of Realtors' standard residential Purchase and Sale Agreement. It is the form used in the overwhelming majority of resale home transactions in Clarksville and throughout Middle Tennessee. It is updated periodically by the Tennessee Association of Realtors — the current version is dated January 1, 2026. Source: Clarksville Area Association of REALTORS — RF401 Version 01/01/2026

When the RF401 is used: Virtually every resale residential transaction in Clarksville. Both buyers and sellers are represented under this same form.

When it's NOT used:

New construction with a national or regional builder: builders use their own proprietary contracts, which are typically seller-favorable and deserve careful review (and ideally, attorney review) before signing
Commercial transactions, which require different forms
Land-only transactions, which may use a modified form

If you're buying a resale home in Clarksville with any licensed Tennessee agent, you will almost certainly be working with the RF401. Understanding it is not optional — it's the document that governs every deadline, every right, and every protection you have during the transaction.

2. Section 1: Property Description and Purchase Price {#property-price}

The contract opens with the basics: who is buying, who is selling, what property is being purchased, and for how much.

Property Description The legal description of the property — not just the street address — must be included. The legal description comes from the current deed and is the definitive identification of what you're buying. In Clarksville, this typically includes the lot number, subdivision name, and Montgomery County parcel reference. Your agent should copy this directly from the public record, not improvise it.

Purchase Price The total price agreed upon by buyer and seller. This is the number against which all percentages in the contract are calculated — earnest money, seller concessions, loan amounts.

Method of Payment The contract specifies how the buyer is paying: cash, or financed (and if financed, what type of loan — conventional, FHA, VA, USDA). This matters because the loan type triggers specific contingencies and requirements. A VA loan, for example, requires specific contract language that a cash offer does not.

The Binding Agreement Date When both buyer and seller have signed and the contract is fully executed, that date becomes the Binding Agreement Date (BAD) — the starting clock for every deadline in the contract. Everything else in the RF401 runs from this date.

3. Section 2: Earnest Money — What It Is and When You Lose It {#earnest-money}

Earnest money is the buyer's good faith deposit — the financial demonstration that you're serious about the purchase. In Clarksville's current market, earnest money typically runs 1%–2% of the purchase price. On a $315,000 home, that's $3,150–$6,300.

Where it's held: In Tennessee, earnest money is held in a trust account by a neutral third party — typically the title company or a real estate attorney. It is NOT held by the listing agent, the buyer's agent, or either party directly. It is completely separate from both parties' funds until closing, when it's credited toward the buyer's closing costs or purchase price.

When earnest money is returned to the buyer: If the buyer terminates the contract within the terms of a valid contingency — inspection, financing, or appraisal — and follows the proper written notice procedures, earnest money is returned. The key phrase is "within the terms of a valid contingency." A buyer who terminates outside a contingency window, or who fails to give proper written notice, loses this protection.

When earnest money is forfeited to the seller: If the buyer defaults — backs out of the transaction without a valid contractual reason after all contingencies have expired — the seller is typically entitled to the earnest money as liquidated damages. This is not automatic: the parties may dispute the disbursement, but a buyer who simply gets cold feet after contingencies expire is in a genuinely vulnerable position.

The RF481 Disbursement Form: When a transaction terminates, the earnest money disbursement is handled through TAR form RF481 — the Earnest Money/Trust Money Disbursement and Mutual Release form. Both parties must agree on disbursement and sign this form. If they can't agree, the holding party (title company or attorney) may require a court order before releasing the funds.

Critical point: Earnest money must be deposited within the timeframe specified in the contract — typically within 2–3 business days of the Binding Agreement Date. A buyer who fails to deposit earnest money on time gives the seller grounds to declare the contract void.

4. Section 3: Financing Terms and the Financing Contingency {#financing}

If you're financing the purchase — which most Clarksville buyers are — this section governs your loan-related rights and obligations.

The financing contingency makes your purchase conditional on securing a loan meeting specific terms: loan type, maximum interest rate, and loan amount. If you cannot obtain financing meeting those terms, you can terminate the contract and recover your earnest money.

Key obligations under the financing contingency: The RF401 requires the buyer to:

Apply for the specified loan within 3 days of the Binding Agreement Date
Provide all requested documentation to the lender promptly and continuously
Not make any material changes to their financial condition that would jeopardize approval (no new credit accounts, no large purchases, no job changes)
Notify the seller if the loan is denied within the timeframe specified

The last point is critical: if your loan is denied and you don't notify the seller within the contract's financing contingency period, you may lose the right to terminate and recover your earnest money. The financing contingency is a defined window, not an indefinite protection.

What "material changes to financial condition" means in practice: Don't buy a car, open new credit accounts, make large cash withdrawals, change jobs, or co-sign for anyone else's loan during the contract period. Any of these can affect your debt-to-income ratio or credit profile and give your lender grounds to deny the loan after the financing contingency has expired. I've seen buyers lose earnest money — and deals — because they bought furniture on credit for the new home before closing.

The financing contingency deadline: The contract specifies a date by which financing must be secured or the buyer must notify the seller of a denial. If this date passes without notice from either party, the financing contingency is typically deemed satisfied and the buyer's earnest money becomes at risk.

Source: Nesting in Nashville — Tennessee Contract Tips

5. Section 4: Closing Date, Possession, and Prorations {#closing-possession}

Closing Date The specific date on which the transaction is scheduled to close — the day ownership transfers, the deed is recorded, and keys are exchanged. In Clarksville, conventional closings typically take 30–35 days from contract; VA closings run 35–45 days; cash closings can happen in as little as 7–14 days.

The closing date in the RF401 is a target, not an automatic guarantee. Either party can request an extension — usually requiring written agreement from both sides. If the buyer's loan is not ready to close on the scheduled date, the seller may have the right to declare the buyer in default if an extension isn't agreed upon. This is one of the more common sources of friction in real estate transactions, particularly when lenders experience delays.

Time Is of the Essence The RF401 specifically states that "time is of the essence." This legal phrase means deadlines are real and non-negotiable absent written agreement to the contrary. It is not informal. Missing a deadline in a Tennessee real estate contract can have serious consequences — including loss of contingency rights and, in some cases, earnest money.

Calendar Days vs. Business Days Tennessee contracts use calendar days, not business days, ending at 11:59 PM local time. However, if a deadline falls on a Saturday, Sunday, or federal holiday, it automatically extends to the next business day. Your agent should be tracking these deadlines on a calendar from the moment the contract is executed.

Possession The contract specifies when the buyer takes possession of the property — typically at closing. Some contracts include a seller post-occupancy addendum (rent-back) allowing the seller to remain in the property for a period after closing. If this applies to your transaction, it should be a separate written addendum with clear terms for the post-closing occupancy, any rent payments, and the seller's liability during that period.

Prorations Prorations are the financial adjustments made at closing to split costs that cross the ownership change date. In Clarksville transactions, these typically include:

Property taxes: Tennessee taxes are paid in arrears. The seller credits the buyer for the portion of the year the seller owned the home. Because the bill hasn't arrived yet, the prior year's bill is typically used as an estimate.
HOA dues: If the home is in an HOA, monthly or quarterly dues are prorated to the closing date.
Rents: If the property has tenants, rent is prorated.

6. Section 5: What's Included in the Sale — Personal Property and Fixtures {#personal-property}

This section defines what stays with the home and what goes with the seller. It's the source of more post-closing disputes than any other single section of the contract.

The general rule in Tennessee: Fixtures — items permanently attached to the property — convey with the sale unless specifically excluded. Personal property — items that are movable and not attached — do not convey unless specifically included.

What's almost always a fixture (stays unless excluded):

Built-in appliances (dishwasher, built-in microwave, oven/range)
Ceiling fans and light fixtures
Window treatments attached to the wall (rods and brackets)
Garage door openers and remotes
Mounted TV brackets (not the TV itself)
Built-in shelving and cabinetry
HVAC systems
Landscape plantings in the ground

What's almost always personal property (leaves unless included):

The refrigerator (unless specifically listed as included)
Washer and dryer
The TV mounted on the bracket
Outdoor furniture and décor
Potted plants
Ring doorbells and smart home devices (varies — specify in the contract)
Portable generators

The practical advice: Be specific in the contract about everything that matters. If the seller's refrigerator was the reason you wanted the house, write it in. If you're the seller and you want to take the chandelier that's been in your family for thirty years, exclude it in writing before the listing goes live — not after the buyer has already seen it and formed an expectation.

Disputes over personal property are one of the most avoidable sources of conflict in residential real estate, and they're entirely preventable with specific, written contract language.

7. Section 6: Closing Costs — Who Pays What in Tennessee {#closing-costs}

The RF401 allocates closing costs between buyer and seller. Understanding this section prevents surprise at the closing table.

Tennessee tradition on title insurance: By convention — though not law — sellers in Tennessee typically pay for the owner's title insurance policy. This is different from many other states where buyers pay for both policies. Buyers pay for the lender's title insurance policy (required by the lender to protect their interest). The owner's policy protects the buyer's ownership interest and typically runs $500–$1,200 depending on the purchase price.

Seller concessions: The RF401 allows buyers to request that the seller contribute toward buyer's closing costs — this is the seller concession. The maximum concession is governed by loan type:

VA loans: all closing costs plus up to 4% of purchase price in additional concessions
FHA: up to 6% of purchase price
Conventional (10%+ down): up to 6% of purchase price
Conventional (under 10% down): up to 3% of purchase price
USDA: up to 6% of purchase price

In Clarksville's current balanced market — with homes averaging 74–79 days on market and 42% of listings having had at least one price reduction — seller concessions toward closing costs are genuinely achievable and worth negotiating. I routinely negotiate $5,000–$10,000 in seller concessions on behalf of buyers in this market.

Transfer tax: Tennessee charges a real estate transfer tax of $0.37 per $100 of purchase price, paid by the seller. On a $315,000 sale, that's approximately $1,165.50.

Recording fees: The buyer typically pays the cost of recording the deed and mortgage in Montgomery County — usually $75–$150.

8. Section 7: The Inspection Contingency — Your Most Important Protection {#inspection}

The inspection contingency is the most powerful buyer protection in the RF401 and the one most commonly misunderstood, waived without full understanding of the risk, or improperly exercised.

What the inspection contingency gives you: The right to conduct professional inspections of the property within a specified number of days from the Binding Agreement Date — typically 10–14 days. If the inspections reveal conditions you find unacceptable, you have options: negotiate repairs or a price reduction, request a credit at closing, or terminate the contract and recover your earnest money.

The inspection period deadline is firm. If the inspection period expires without written notice from the buyer, the contingency is waived. The buyer loses the right to terminate or request repairs based on inspection findings. Per the RF401 language: "In the event Buyer fails to timely make such inspections and respond within said timeframe as described herein, the Buyer shall have forfeited any rights provided under this Paragraph." Source: Greater Chattanooga Association of REALTORS — Contracts 1.0

The three options when inspection issues arise:

Request repairs: Submit a written repair request listing specific items. The seller is not obligated to make any repairs — they can counter, decline, or offer a credit instead.
Request a closing credit: Rather than repairs, ask for a dollar amount credited at closing. This is often cleaner than repairs, which may not be done to your satisfaction.
Terminate: If inspection findings are serious enough and the seller won't negotiate, you can terminate within the inspection period and recover your earnest money.

Written notice is required — verbal is not sufficient. All inspection responses, termination notices, and repair requests must be in writing and delivered through the methods specified in the contract. A verbal conversation with the listing agent does not protect your rights. Everything goes in writing, delivered on time.

What to inspect in Clarksville specifically:

Standard general inspection: $350–$500
Crawlspace-specific inspection (highly recommended on pre-2010 homes): $100–$200
Sewer scope (strongly recommended on pre-2000 homes): $150–$300
Radon test (Middle Tennessee is in a moderate radon zone): $100–$150
Termite inspection (typically required by lenders; endemic in Tennessee): $50–$100

The inspection contingency is not the place to cut costs. The total investment in a thorough inspection is $600–$1,000. The protection it provides against surprise repair costs of $3,000–$30,000 makes it one of the highest-ROI expenditures in the transaction.

9. Section 8: The Appraisal Contingency {#appraisal}

The appraisal contingency protects buyers when the home's appraised value comes in lower than the purchase price.

Why this matters: Lenders will only loan against appraised value, not purchase price. If you're buying a home for $315,000 and it appraises at $300,000, your lender will only loan against $300,000. You either need to cover the $15,000 gap in cash, renegotiate the price with the seller, or — if the appraisal contingency is intact — terminate the contract and recover your earnest money.

The standard appraisal contingency language in the RF401: If the appraised value equals or exceeds the purchase price, the contingency is satisfied. If it comes in below, the buyer may terminate and recover earnest money, or the parties can renegotiate. Source: Clarksville AOR — RF401 Version 01/01/2026

The appraisal gap provision: In competitive markets, buyers sometimes agree to cover a specified appraisal gap — meaning they'll pay a certain amount above the appraised value in cash. This is written as a modification to the standard appraisal contingency. In Clarksville's current balanced market, appraisal gap clauses are less common than they were in 2021–2022, but they still appear in competitive offer situations.

For VA buyers — the VA Escape Clause: VA loans have a specific mandatory provision called the VA Escape Clause (also called the VA amendatory clause): if the home appraises below the purchase price, the VA buyer has the absolute right to terminate the contract and recover all deposits, regardless of any appraisal waiver language elsewhere in the contract. This protection cannot be waived by the buyer in a VA transaction. It is required by federal law and must be included in any VA purchase contract.

When to consider waiving the appraisal contingency: In cash transactions or situations where the buyer has strong evidence the home is worth the purchase price and has the financial capacity to cover a potential gap, waiving the appraisal can make an offer more competitive. However, this carries real financial risk: if the home appraises significantly below purchase price, the buyer is obligated to close at the contract price regardless. Source: Wilson County TAR Contract Guide

10. Section 9: The Binding Agreement Date and Deadlines {#binding-date}

The Binding Agreement Date (BAD) is the date and time when both buyer and seller have signed the final, fully-executed contract — when all counter-offers have been accepted and the agreement is complete. Every deadline in the RF401 runs from this date.

Why this matters in practice: If your Binding Agreement Date is Monday the 10th and your inspection period is 10 calendar days, your inspection period expires at 11:59 PM on Thursday the 20th. Not the 21st. Not whenever it's convenient. The 20th.

Your agent should create a deadline calendar immediately upon execution of the contract, listing:

Earnest money deposit deadline (typically 2–3 business days)
Loan application deadline (typically 3 days from BAD)
Inspection period expiration
Inspection response deadline (after submitting issues)
Financing contingency deadline
Appraisal contingency deadline
Closing date

Missing any of these deadlines can cost you your contingency rights — or in some cases, your earnest money. The "time is of the essence" language in the RF401 is not boilerplate. It has real legal consequences.

11. Section 10: Final Walkthrough Rights {#final-walkthrough}

The RF401 gives the buyer the right to conduct a final walkthrough of the property on or before closing — typically within a specified number of days (often 3–5) before the closing date.

The purpose of the final walkthrough: To confirm the property is in the same or better condition as it was on the Binding Agreement Date, normal wear and tear excepted. It is not a second inspection. It is not the time to identify new issues and reopen negotiations. It is specifically to verify:

Agreed-upon repairs have been completed
No new damage has occurred since the inspection
All personal property included in the sale is present
All personal property excluded from the sale has been removed
The home has been left in a reasonable condition (broom-clean is the standard)

The legal significance: The RF401 states that "closing of this sale constitutes acceptance of Property in its condition as of the time of Closing." Once you close, you own the home as-is at that moment. If you discover that the seller removed a fixture that was supposed to convey, or that agreed-upon repairs weren't made, the time to address it is before closing — not after.

If significant issues are discovered at the final walkthrough, the closing can be delayed or the issue can be addressed through a credit at closing. This requires negotiation and written agreement before the closing appointment.

12. Section 11: Title, Default, and Governing Law {#title-default}

Title and the Survey The seller warrants that they have clear, marketable title to the property — meaning they actually own it and can sell it free of undisclosed liens, encumbrances, or competing ownership claims. The title company conducts a title search to verify this before closing and issues title insurance to protect against any claims that surface later.

If the title search reveals a problem — an old lien, an easement not disclosed, a boundary dispute — the parties must address it before closing. The contract gives the buyer the right to terminate if title issues cannot be resolved.

The Survival Clause Provisions in the contract that by their nature must be performed after closing survive the closing and remain binding. This means representations the seller made about the property's condition don't disappear at closing. If a seller misrepresented a known material defect, the buyer may have legal recourse even after the deed has been recorded.

Default If the buyer defaults — fails to close without a valid contractual reason after all contingencies have been satisfied — the seller's primary remedy is typically the earnest money as liquidated damages. The seller may also pursue additional legal remedies in some circumstances.

If the seller defaults — refuses to close, is unable to deliver clear title, or otherwise fails to perform — the buyer can typically elect to: recover the earnest money, pursue specific performance (forcing the sale through court action), or sue for damages.

Governing Law The RF401 is governed by Tennessee law, and disputes are resolved in Tennessee courts. Verbal modifications to the written contract are not enforceable — all changes must be in writing and signed by both parties.

13. Additional Documents That Come Into Play {#additional-documents}

The RF401 is the contract, but it rarely travels alone. Here are the additional documents commonly involved in a Clarksville residential transaction:

Tennessee Residential Property Condition Disclosure (Seller's Disclosure) Tennessee law requires sellers to disclose known material defects in the property. The standardized disclosure form — authorized under Tenn. Code Ann. § 66-5-202 — asks sellers to identify known issues with the home's structure, systems, environmental conditions, and legal status. Source: iPropertyManagement — Tennessee Real Estate Purchase Agreement

Buyers should read this form carefully. Tennessee is not a "buyer beware" (caveat emptor) state for licensed agent-represented transactions — sellers are required to disclose known material defects. However, disclosure is limited to what the seller actually knows. It is not a substitute for a professional inspection.

Important: The disclosure covers what the seller is aware of. A seller can truthfully disclose "no known issues" about a system they've never inspected. The inspection contingency is how you independently verify condition.

The as-is exception: Tennessee law allows the seller's disclosure to be waived if both parties sign a written disclaimer and the buyer expressly accepts the property "as-is." This is common in foreclosure and estate sales. Buyers who sign an as-is disclaimer should conduct particularly thorough inspections, as their disclosure protections are limited.

Lead-Based Paint Disclosure Required by federal law for all homes built before 1978. The seller must disclose any known lead-based paint or lead-based paint hazards and provide the buyer with the EPA's lead paint informational pamphlet. The buyer has 10 days to conduct a lead paint inspection (this right can be waived in writing).

In Clarksville, this affects a significant number of homes — particularly in older downtown areas and established neighborhoods where pre-1978 construction is common. A VA appraisal on a pre-1978 home will flag peeling or flaking paint as an MPR (Minimum Property Requirement) issue regardless of lead content.

Addenda to the RF401 Addenda are supplemental documents that modify or add terms to the base RF401. Common addenda in Clarksville transactions include:

RF681 — Appraisal Provisions: Clarifies or modifies the appraisal contingency terms, including appraisal gap agreements
Seller Concessions Addendum: Documents the specific amount the seller is contributing toward buyer's closing costs
Personal Property Addendum: Lists specific items of personal property being included in or excluded from the sale
Contingency for Sale of Buyer's Property: Used when the buyer's purchase is contingent on the sale of their existing home
Seller Post-Occupancy Agreement (Rent-Back): Governs the terms under which the seller remains in the property after closing
HOA Addendum: Documents HOA-specific disclosures, transfer fees, and required documentation

Each addendum becomes part of the contract. Read them with the same care as the base RF401.

14. The Documents Specific to VA Buyers {#va-documents}

VA buyers in Clarksville — a substantial portion of the market — encounter additional required documents beyond the standard RF401 package.

VA Escape Clause (VA Amendatory Clause) This is federal law, not optional, and must appear in every VA purchase contract. It states that the buyer shall not be obligated to complete the purchase if the property appraises below the purchase price. Even if the buyer has waived the appraisal contingency elsewhere in the contract, the VA Escape Clause overrides that waiver in a VA transaction. The buyer retains the right to terminate and recover all deposits if the appraisal comes in low.

Any contract for a VA purchase that lacks the VA Escape Clause is deficient. An experienced agent who works VA transactions regularly will include this automatically.

VA Addendum to Purchase Contract A supplemental document that incorporates VA-specific requirements, including the VA's restrictions on what fees the buyer can be charged, the requirement for a VA appraisal ordered through the VA's LAPP or SAR system, and the buyer's acknowledgment of the VA loan terms.

Notice to Buyer of VA Non-Allowable Fees VA loans restrict certain fees that can be charged to the buyer. This disclosure ensures the buyer is not being asked to pay fees prohibited under VA guidelines. Non-allowable fees include certain attorney fees, settlement charges, and lender fees beyond the origination charge. These can be paid by the seller or the lender — not the VA buyer.

Certificate of Eligibility (COE) Not part of the purchase contract itself, but the document that establishes the buyer's VA loan eligibility. Lenders verify this before pre-approval. Without it, the VA financing terms in the contract cannot be fulfilled.

A note on new construction with a VA loan: If you're buying new construction in Clarksville using VA financing, the builder's contract must still include the VA Escape Clause and comply with VA requirements. This is where working with an agent who has done VA new construction transactions specifically becomes important — builders and their sales agents don't always know the VA requirements as well as they should.

The Most Important Thing to Understand About Any Contract

A real estate contract is a legally binding document. Once you sign it, you have committed to its terms. The protections it provides — inspection, financing, appraisal — only work if you follow the procedures correctly and within the deadlines.

I've seen buyers lose earnest money not because anything went fundamentally wrong with the property or the deal — but because they missed a deadline, gave verbal notice instead of written notice, or let a contingency expire without acting on it.

An experienced agent manages these deadlines for you, tracks every notice requirement, and makes sure your rights are protected throughout the transaction. That's one of the most concrete, specific things a buyer's agent does — and it's one of the most consequential.

Have Questions About a Specific Contract Clause?

Every transaction is different. If you're looking at a contract and something doesn't make sense — or something is being presented to you in a way that doesn't feel right — I'm happy to walk through it with you.

Reach out here → 📞 931-802-9960 📧 hleproperties@gmail.com

Landon Castillo is a licensed REALTOR® with Real Broker LLC (TN License #356633) in Clarksville, Tennessee. He specializes in VA buyers, first-time homebuyers, PCS relocations, and residential resale. This guide is educational in nature and does not constitute legal advice. For questions about specific contract terms or disputes involving earnest money, consult a licensed Tennessee real estate attorney.

External Sources Used in This Article:

Clarksville Area Association of REALTORS — RF401 Version 01/01/2026 (official form): https://clarksvilleaor.com/wp-content/uploads/2026/02/RF401-6.pdf
Collins Legal — Contingencies in Tennessee Real Estate Contracts: https://collins.legal/contingencies-in-tennessee-real-estate-contracts/
iPropertyManagement — Tennessee Real Estate Purchase Agreement (2026): https://ipropertymanagement.com/templates/tennessee-real-estate-purchase-agreement
Nesting in Nashville — Tennessee Contract Tips: https://nestinginnashville.com/blog/nashville-home-purchase-tennessee-contract-tips
Greater Chattanooga AOR — Contracts 1.0 (Inspection Contingency RF401 Paragraph 8): https://www.gcar.net/images/uploads/ad_blocks/Contracts1.0_PARTICIPANT_02092018_(1).pdf
Wilson County TAR Contract Guide (Appraisal Contingency Modifications 2026): https://wilsoncotn.com/local-guides/tar-real-estate-contracts-explained

Related Reading:

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Everything buyers and sellers need to know about the Tennessee Association of Realtors RF401 Purchase and Sale Agreement — the standard contract used in virtually every Clarksville, TN resale transaction. Covers earnest money, inspection contingency, financing contingency, appraisal contingency, closing costs, personal property, the Binding Agreement Date, and additional documents including the Seller's Disclosure, Lead-Based Paint Disclosure, and VA-specific addenda. Written by a local REALTOR® with 13+ years in Clarksville.

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The RF401 is the contract that governs every resale home purchase in Clarksville. Here's what every section means — earnest money, contingencies, deadlines, closing costs, VA addenda — in plain English before you sign.

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Description: Every section explained in plain English — earnest money, inspection contingency, financing, appraisal, the VA escape clause, and what happens when you miss a deadline.

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