Buying or selling in Kalispell and wondering if a “turnkey” home really means you can just bring a suitcase and start living? You are not alone. In a market with snowy winters, private wells and septic systems, hot tubs, and seasonal equipment, “turnkey” can mean different things to different people. In this guide, you will learn exactly what to expect, what to put in writing, and which inspections matter most so you do not face surprises at closing. Let’s dive in.
What “turnkey” really means
“Turnkey” is a marketing term, not a legal promise. In Kalispell and the wider Flathead Valley, it usually signals that a home is move-in ready with functioning systems and basic fixtures. What stays with the property ultimately depends on the listing and, most importantly, on what your purchase contract says.
Because out-of-state buyers are common, expectations can vary. If you are moving from a milder climate or an urban market, you may not expect to manage well and septic testing, hot tub winterization, snow removal plans, or propane tank leases. Clarify these items early and document them.
Typical inclusions in Kalispell
Most buyers reasonably expect the following to stay, unless excluded in writing:
- Major kitchen appliances like range/oven, dishwasher, and often the refrigerator.
- Built-in items and fixtures such as mounted blinds, cabinetry, sinks, and faucets.
- Existing mechanical systems: furnace, water heater, and built-in HVAC components.
- Mounted items such as TV brackets, fixed shelving, and garage door openers.
- Washer and dryer are sometimes included and sometimes not. Get it in writing.
Items often excluded or unclear
These items are frequently considered personal property unless specifically listed:
- Freestanding furniture, artwork, rugs, linens, and staging decor.
- Seasonal or portable equipment: snowblowers, lawn tractors, grills, and snow shovels.
- Hot tubs and spas unless clearly included, with ownership and permits addressed.
- Tools, workshop gear, and vehicles.
- Leased items or contracts like propane tanks and security monitoring agreements.
Fixtures vs personal property
In practice, built-in or attached items usually convey, while loose items do not. But assumptions can cause headaches. Always spell out what conveys in the purchase agreement and identify any exclusions the seller intends to take. A written list protects both parties and sets clear expectations.
Prove it in writing
If you are buying or selling a “turnkey” property, documentation is your best friend.
- Inventory exhibit. Attach a detailed list (Exhibit A) of every item the seller will leave. Include make, model, and serial numbers where helpful, plus photos of specialty items.
- Exclusions list. Ask the seller to list what they will remove to avoid confusion, especially if the home is staged.
- Working order at closing. Require that included appliances and systems be in working order at closing, or negotiate a repair credit or an escrow holdback.
- Final walk-through. Allow for a thorough pre-closing walk-through to confirm inventory items are present and in agreed condition. Include remedies for anything missing or nonfunctional.
- Transferability and contracts. Address snow removal services, hot tub maintenance, security monitoring, and propane tank leases. Clarify which contracts transfer and how.
Inspections that protect you
Kalispell and Flathead County properties often have systems that need extra attention. Include the right contingencies and order targeted inspections.
- General home inspection. Standard practice that should include appliances and visible components.
- Private well and septic. Many properties rely on them. Require well water testing and a septic inspection or performance evaluation. You can consult Flathead County Environmental Health, Montana state agencies, or federal guidance for best practices.
- Heating, HVAC, and fuel tanks. Confirm if fuel tanks are leased or owned, and whether they will be filled at closing. Request recent service receipts for furnaces and boilers.
- Hot tubs and spas. If included, verify safe electrical connection, GFCI protection, and whether the tub is winterized. Order a dedicated spa inspection when needed.
- Chimneys and wood stoves. Ask for cleaning and inspection records and any installation permits for stoves.
- Electrical review. Consider an electrical inspection for properties with hot tubs, outbuildings, or other high-demand equipment.
- Roof and exterior. Snow load, roof condition, attic ventilation, and gutters are critical in our winters.
- Insulation and freeze risk. Pay attention to crawlspaces, skirt insulation on manufactured homes, and pipe locations in exposure-prone areas.
Seasonal realities in the Flathead Valley
Winter affects how “turnkey” plays out.
- Snow removal and access. Clarify who plows the driveway or shared private road, any HOA obligations, and whether a snow removal contract will transfer.
- Hot tub care. Confirm whether the tub will be winterized before closing, and who will de-winterize it for your first use.
- Seasonal gear. Snowblowers, plow attachments, and lawn equipment should be explicitly included or excluded and documented with condition notes.
- Propane tanks. Identify whether tanks are leased or owned, and how the lease or remaining fuel will be handled.
- Waterfront or lake-adjacent features. If applicable, verify the condition and transfer of docks and shoreline improvements and check relevant local regulations.
- Outbuildings and additions. Confirm permitted status with the City of Kalispell Building Department or Flathead County offices when in doubt.
Buyer checklist
- Ask your agent to attach a written inventory (Exhibit A) of all items to convey, plus a seller exclusions list.
- Collect receipts, warranties, service records, and permits for systems like HVAC, hot tubs, wood stoves, wells, and septic.
- Order targeted inspections: general home, well water, septic, chimney, hot tub/spa, and electrical when appropriate.
- Make the final walk-through specific. Confirm inventory, working order, and seasonal status like winterization.
- Clarify fuel systems and tank status. Know if tanks are leased or owned and whether fuel stays.
- Confirm snow removal responsibilities and the status of any contracts for private roads or driveways.
Seller checklist
- Prepare a clear inventory of included items and a written exclusions list. Photos and serial numbers help.
- Disclose known issues and provide service records and warranty documents for included items.
- Service key systems in advance. Furnaces, hot tubs, wells, and septic systems with receipts can ease buyer concerns.
- Label staging and personal items that will not convey to avoid confusion and renegotiation.
Sample contract language
Use concise language in your purchase agreement and exhibits. Here are examples you can discuss with your agent:
- Inventory exhibit: “Seller agrees to convey the real property and the personal property described in Exhibit A (attached). Exhibit A shall include make, model, and serial numbers where applicable. All items in Exhibit A shall be in working order at closing unless otherwise noted.”
- Hot tub clause: “If the hot tub/spa is included in Exhibit A, Seller will provide written proof of a licensed electrician’s inspection and demonstration of GFCI protection; Seller will confirm whether the tub has been winterized and, if so, will de-winterize prior to final walk-through.”
- Holdback clause: “Buyer and Seller agree to an escrow holdback of $X to cover repair or replacement of any included appliances or systems (identified in Exhibit A) that fail to operate at final walk-through; holdback to be released upon completion of agreed repairs documented by receipts.”
- Final walk-through condition: “Buyer’s obligation to close is conditioned upon a final walk-through to verify that all items on Exhibit A are present and in materially the same condition as at time of inspection, reasonable wear and tear excepted.”
When “turnkey” is worth a premium
A true turnkey property saves you time, risk, and setup costs. You may pay more for a home with updated systems, recent service records, and clearly transferable equipment and contracts. In our climate, proof of servicing on heating systems, well and septic records, and proper hot tub installation can be especially valuable.
If you are selling, invest a little time up front to assemble documentation and finalize your inventory list. Clear expectations invite stronger offers and smoother closings.
Ready to shop or list smarter?
Whether you are relocating, buying a second home, or preparing to sell, you deserve a concierge approach that respects both lifestyle and due diligence. If you want a clear plan for what “turnkey” will include in your purchase or sale, connect with a local advisor who knows how to align marketing language with contract clarity and seasonal realities.
Let’s talk about your next move in the Flathead Valley. Reach out to Megan Helgeson to schedule a private consultation.
FAQs
What does “turnkey” include in Kalispell real estate?
- It usually means move-in ready with core fixtures and systems, but exact inclusions depend on the listing and what your purchase contract and inventory exhibit specify.
How do I make sure hot tubs are truly included and safe?
- List the hot tub and accessories on an inventory exhibit, require proof of proper electrical and GFCI protection, and request documentation on winterization and servicing.
Do well and septic systems need special inspections in Flathead County?
- Yes. Many properties use private wells and septic systems, so plan for water testing and a septic inspection and verify permits and service records with local agencies.
Are snowblowers and seasonal gear part of a “turnkey” sale?
- Often not unless specifically listed. If you want them, include make, model, serial numbers, condition notes, and any service history in your inventory exhibit.
What is the best way to avoid surprises at the final walk-through?
- Use a detailed inventory exhibit, require working order at closing, and include remedies like repair credits or an escrow holdback for any missing or nonfunctional items.
