How to buy a house you have not seen first

For people who are relocating and cannot visit a property in person, technology has made the hurry-up buying process so comfortable that 21 percent of home buyers say they have made an offer on a house without seeing it first, according to a new survey from real estate brokerage Redfin.

Frank Hagler and his wife went all the way through the purchase of a house in Corpus Christi, Texas, without ever stepping foot in it.

While it is not a process Hagler would suggest, now that they are living in the house, they are happy with the outcome.

"The house is nicer than we thought it would be," Hagler said.

Home buyers and agents suggest a few tips that make all the difference on being able to pull off a home purchase from afar:

Pictures are great, even 3-D walk-throughs, but those who have been through this say nothing compares to live video. Use FaceTime, Skype or a dedicated app like Ustream to make it feel like you are on a real home tour.

The Haglers' agent conducted their first tour exactly as if they had been there. She arrived early and turned all the lights on, then met them in the driveway via FaceTime.

After the initial video tour, Moy thought the couple needed more of a sense of how they should shape the place, so she hired a stager for $300 and had her give a subsequent video tour. The couple ended up outbidding three other families to get the property.

Other agents rely on extensive conversations to help their clients. Broker Amy Smythe Harris of Urban Provision Realtors in suburban Houston will meet with clients in a Google Hangout to get to know them better. She also has them go on sites like Houzz and Pinterest and creates secret "pinboards" with them to share ideas for decorating and renovating.

She helped one remote military couple find a home in Houston while the wife was in South Carolina and the husband was in Afghanistan. "I had already spent so much time online with them I had a good feel for what they were looking for," Smythe Harris said.

Buying a house is not just about floorboards and water heaters, but it's also about researching neighborhoods and schools.

For clients who cannot visit in person, Lisa Oden, a Realtor for Century 21 Results Realty Services in suburban Atlanta, has a custom mix of information she supplies from 350 sources.

"We either lucked out or did our homework well. We are happier than we expected to be," said Davis, from the new home they moved into in January.