Relocating to State College on a tight timeline? If you are headed to Penn State or starting a new role in the region, you likely have limited time to house hunt and a lot of moving parts to manage. This guide gives you a practical 60 to 90 day plan that works for out-of-area buyers, with virtual touring tips, a travel-efficient visit, short-term housing options, utilities and closing steps. Use it as your checklist from first research to move-in day. Let’s dive in.
Your 60–90 day timeline
Phase 0: Preparation (90–61 days)
Start with your must-haves and constraints. Define commute tolerance, bedrooms, outdoor space, school needs, and pet rules. List neighborhoods to compare, including Boalsburg, State College Borough, College Township, Patton Township, and nearby areas if you want more land.
Line up a local buyer’s agent who works with out-of-area clients and offers virtual showings. Begin mortgage pre-approval. Collect digital copies of pay stubs, W-2s, bank statements, and your ID. Set up a shared checklist and a “travel-efficient” visit template that groups homes by location and time windows.
If you are a university hire, check Penn State HR resources for onboarding and potential short-term housing programs. Build a realistic budget and timeline with your lender and agent so you can move fast if the right home appears.
Phase 1: Focused virtual search (60–31 days)
Request full digital packets for homes you like. Ask for high-resolution photos, floor plans with measurements, a video walk-through or live tour, seller disclosures, and, if available, utility usage history. When possible, review pre-inspection summaries and permits for major work.
Narrow your list to 3 to 6 targets for an in-person visit. Coordinate your financing timeline with your underwriter and ask about remote document signing. Research short-term housing for your visit and for any post-closing gap, prioritizing flexible cancellation policies.
Phase 2: On-site visit and offer (30–14 days)
Plan 1 to 2 concentrated showing days with a buffer day for second looks or new listings. Use a route that clusters homes by geography to cut drive time. Leave time to test your commute, see grocery and services, and walk nearby streets.
Bring a standardized checklist. Note roof condition, HVAC age, basement moisture signs, odors, light, traffic noise, and cellular signal. If a home fits, be ready to write the offer same day or within 24 hours with deposit funds ready to wire. If your offer is accepted, schedule inspections within the contingency window and confirm appraisal timing with your lender.
Phase 3: Contract to close (14–0 days)
Complete inspections and negotiate repairs or credits. Your lender will order the appraisal and finalize your loan documents. Confirm the title company’s process and whether remote notarization or hybrid closing is available. Book your movers and line up utilities to start on closing or move-in day.
Schedule your final walkthrough 24 to 48 hours before closing. Keep a running checklist for tasks, documents, and dates to avoid last-minute surprises.
Move-in and first 30 days
Submit your USPS change of address and update key accounts. Transfer your driver’s license and vehicle registration according to state requirements. If relevant, enroll children in the correct school district and transfer medical records. Confirm trash and recycling pickup, and any HOA or township registrations.
Remote home search playbook
What to request from listing agents
- Full-resolution photos and measured floor plans.
- A live video tour or recorded walk-through that shows the approach, lot lines, interior flow, and major systems like HVAC, water heater, and electrical panel.
- Seller disclosures, radon and septic or sewer details where applicable, and utility usage if available.
- Copies of recent inspections, permits for major work, and HOA documents for condos or planned communities.
How to evaluate virtually
Ask for timestamped video or a live tour where you can direct the pace. Have the agent open cabinets, look under sinks, and pan across ceilings and corners. Look for red flags such as foundation cracks, pooling water, roof wear, or obvious deferred maintenance.
Confirm measurements for any tight spaces and clarify what appliances and fixtures are included. Use a simple scorecard so each home is assessed the same way.
Protect your offer when you are remote
Use standard contingencies for inspection and appraisal or financing. If you cannot attend the inspection, choose an inspector who provides a same-day written report with photos and is available for a live phone debrief. Keep deposit funds in a ready account and verify wire instructions by calling a known number from the title company.
Helpful documents and tech
E-signature platforms reduce friction for offers and disclosures. If you are relocating for work, an offer letter with start date is helpful for lenders. Set up secure two-factor authentication on email and banking to help reduce wire-fraud risk.
Travel-efficient showings in Boalsburg and State College
Build a one to two day itinerary
Reserve your longest daylight day for showings. Group homes by neighborhood and commute corridor to save time. Keep one buffer day for new listings or second visits.
If you are flying in, schedule showings near your arrival and departure to maximize time on the ground. Create a quick-reference sheet with MLS printouts, your notes, and driving directions.
Boalsburg commute context
Boalsburg sits in Harris Township just southeast of State College. Many buyers choose it for a small-town feel, larger lots, and short drives to Penn State’s University Park campus. Driving is the primary commute mode, and transit options exist on nearby routes through the Centre Area Transportation Authority.
Traffic patterns can change during peak morning and late afternoon periods and on university event days. If commute time matters, test the actual route during your visit at the time you would travel.
What to bring to showings
- Pre-approval letter and deposit information.
- Measurement tape, phone camera, and a notes app.
- A room-by-room checklist and recent comparable sales from your agent.
- Comfortable shoes and a charged phone battery for videos.
Temporary housing that works
Short-term options to consider
- University guest housing or short-term apartments when available.
- Furnished short-term rentals on common platforms for a 2 to 8 week overlap.
- Extended-stay hotels or corporate housing for fewer logistics and predictable costs.
- Sublets or month-to-month leases in State College Borough or nearby townships.
How to choose and book
Prioritize proximity to campus and showing areas, included utilities and internet, and flexible cancellation. Parking availability can matter on event days. Book 2 to 4 weeks before your visit to lock options, and plan well ahead for August to September or home football weekends.
Utilities and local admin checklist
Utility setup basics
As soon as your offer is accepted, gather provider contacts for electric, gas if used, water and sewer, trash and recycling, and internet or cable. Some services need 3 to 10 business days for activation. Request final meter readings and confirm seller termination for closing day.
Provider coverage varies by address, so confirm with the township or borough website for water and sewer and the utility’s address lookup for electric, gas, and internet. If the property is on a larger lot, verify internet options early in case choices are limited.
Municipal and legal tasks
- Submit your USPS change of address timed to your move date.
- Transfer your driver’s license and vehicle registration per state requirements for new residents.
- Update voter registration after establishing residency.
- Contact the local school district or private school for enrollment timelines and required documents. Verify attendance boundaries for your exact address.
- Check local pet licensing rules and veterinarian options.
Closing logistics and remote options
What happens before closing
You will complete the home inspection and any specialty inspections such as septic, radon, chimney, or mold if needed. Your lender schedules the appraisal. The title company performs the title search and prepares your closing package.
Confirm who must attend closing, what can be signed remotely, and how funds must be delivered. Wire transfers often need to be scheduled 1 to 3 business days before closing, so verify amounts and receiving account details directly with the title company.
Remote closing basics
Many title companies and lenders support remote signings and online notarization. If you plan to close from out of state, confirm identity verification steps and whether a local attorney or representative must be present. Ask your title company early so you can plan travel if needed.
Move day coordination
Schedule your final walkthrough 24 to 48 hours before closing. Confirm delivery windows with your movers and utility start times. Create a move-in kit with closing documents, keys, garage openers, a few basic tools, and contact info for a locksmith if all keys are not provided.
Sample 2-day showing plan
- Day 1 morning: Focus on Boalsburg and Harris Township. Tour homes that match your top criteria. Drive your likely commute to campus and note timing.
- Day 1 afternoon: See nearby State College Borough or College Township options for comparison. Walk local streets and check parking or transit access.
- Day 2 morning: Revisit your top one or two homes. If ready, prepare offer terms with your agent and confirm deposit logistics.
- Day 2 afternoon: Hold time for a newly listed property or a deeper neighborhood tour. Review inspection options and temporary housing if a gap is likely.
Save this relocation checklist
Pre-visit (90–31 days):
- Hire a local buyer’s agent and sign a buyer’s agreement if appropriate.
- Get mortgage pre-approval and gather digital documents.
- Request virtual packets and disclosures for target homes.
- Shortlist 3 to 6 properties and plan a travel-efficient visit.
- Research and book flexible short-term housing for the visit and potential post-close gap.
Visit and offer (30–14 days):
- Execute concentrated showings by neighborhood cluster.
- Use an in-person checklist and record videos for later review.
- If a home fits, submit an offer with standard contingencies and deposit funds.
- Schedule inspections after acceptance and confirm appraisal logistics.
Contract to close (14–0 days):
- Complete inspections and negotiate repairs or credits.
- Finalize loan documents and appraisal.
- Confirm title and remote closing options.
- Book movers and schedule utilities to start on closing or move-in day.
Move-in week and first 30 days:
- Final walkthrough and closing.
- Set up internet and confirm trash or recycling schedule.
- USPS change of address and account updates.
- Transfer driver’s license and vehicle registration.
- Enroll children in schools and schedule medical transfers.
Ready to make this move with less stress? If you want a local partner to coordinate virtual tours, build an efficient showing plan, and keep every step on track, connect with Theresa Layton | Yocum Real Estate Centere. You will get hands-on buyer advocacy and local insight tailored to your timeline.
FAQs
How long should my first visit be for a State College move?
- Plan 1 to 3 full days. Use one concentrated day for grouped showings and a buffer day for re-checks or new listings.
Can I close on a home in State College remotely?
- Many title companies and lenders support remote signings or online notarization. Confirm your title company’s process early to plan travel if needed.
When should I set utilities to start when moving to Boalsburg?
- Aim for activation 3 to 10 business days before move-in. Lead times vary by provider, so schedule as soon as your closing date is firm.
How do I handle inspections if I cannot attend in person?
- Hire a local inspector who provides a same-day written report with photos and offers a phone debrief. Keep your inspection contingency in place.
What commute should I expect from Boalsburg to Penn State?
- Boalsburg is one of the closest village or suburban options to University Park with relatively short drives. Test your exact route during peak hours on your visit.
What should I know about temporary housing during football season?
- Book well in advance and expect higher rates on home game weekends. Choose options with flexible cancellation and included parking when possible.
