The Hidden Costs of Buying a Home: What Every Buyer Should Know Before Making an Offer.

When most buyers think about purchasing a home, they focus on the down payment and monthly mortgage—but that’s only part of the full picture. There are several hidden costs that come with buying a home in North Carolina, especially in the Fort Liberty, Fayetteville, Hoke, Harnett, and Sampson County markets.

Understanding these ahead of time prevents surprises, keeps you within budget, and helps you make smarter, more confident decisions.

Here are the hidden (and not-so-hidden) costs every buyer should be prepared for.

1. Closing Costs (3%–6% of the Purchase Price)

Closing costs vary depending on your loan type, lender, and service provider. In most cases, buyers in our area can expect 3%–6% of the purchase price.

Common Buyer Closing Costs Include:

✔ Lender Fees

• Application fee

• Underwriting

• Credit check

• Rate lock fees

• Origination fees

✔ Appraisal

Usually $500–$700, depending on size and property type.

✔ Attorney Fees

North Carolina is an attorney-close state0 .Expect $900–$1,500 depending on the closing office.

✔ Title Insurance

Protects you from legal claims on the property. Typically $300–$700.

✔ Prepaid Items

These are often overlooked and include:

• Prepaid property taxes

• Homeowners insurance premium

• Prepaid mortgage interest

✔ Escrow Funding

Lenders often require upfront deposits for:

• Taxes

• Insurance

• HOA dues

✔ Recording & Government Fees

Around $50–$200 depending on county.

2. Home Inspections ($500–$1,000+ Total)

Inspections are essential for protecting your investment. They include:

✔ General Home Inspection – $350–$600

✔ Termite/WDIR – $75–$150

✔ Radon Test – $100–$150 (recommended depending on location)

✔ HVAC Inspection – $75–$150

✔ Well/Water Testing – $150–$350 (if applicable)

✔ Septic Inspection – $350–$600 (if applicable)

Skipping inspections is never advised, even for “good-looking” homes.

3. Earnest Money & Due Diligence Fees

These are unique parts of North Carolina’s buying process.

✔ Due Diligence Fee

Paid directly to the seller. This is non-refundable, but it applies to your purchase. Typical in our area: $1,000–$7,500+, depending on the price and competition.

✔ Earnest Money Deposit

Held in escrow and refundable if you terminate during due diligence. Common amounts: 1% of purchase price.

These funds show the seller you're serious and willing to move forward.

4. Repairs After Inspection

Even with a clean home, buyers usually handle small repairs after closing.

Common Buyer Repair Costs:

• HVAC cleaning or maintenance

• Replacing old filters, smoke detectors, or light fixtures

• Minor plumbing leaks

• Simple drywall/paint repairs

• Gutter cleaning

• Cosmetic updates

If a home needs more serious repairs, we negotiate with the seller for closing credits or repairs completed before closing—but many smaller items fall to the buyer afterward.

5. Moving Expenses

The cost to move varies by distance and whether you hire help.

• DIY move: $100–$300

• Local movers: $400–$1,000

• Long-distance move: $1,500–$5,000+

• Military families: PCS orders may cover some costs

Don’t forget deposits for new utilities, internet, or trash service.

6. New Owner Expenses

These show up after you close and are often the biggest surprise.

✔ Furniture & Decor

Most buyers underestimate this one.

✔ Appliances

Some homes don’t include:

• Refrigerator

• Washer/dryer

• Garage door openers

✔ Lawn Equipment or Services

If you’ve never had a yard before, factor in:

• Mower

• Weed eater

• Lawn care services

✔ HOA Fees

Some HOAs require upfront payment of several months.

✔ Security Systems or Smart Home Upgrades

Many new homeowners choose to update locks or add cameras.

7. Immediate Improvements or Upgrades

Even move-in-ready homes can require adjustments to fit your style or needs.

Common first-month upgrades include:

• New paint

• New flooring

• Changing light fixtures

• TV mounting

• Backsplash installation

• Closet systems

• Window treatments (often $300–$1,000+)

These aren’t mandatory, but they’re common costs buyers forget to budget for.

How I Help Buyers Reduce Costs

As your agent, I help you:

✔ Estimate closing costs before we offer

No surprises—ever.

✔ Negotiate seller-paid credits when leverage allows

Especially common for VA buyers.

✔ Prevent you from overpaying due diligence

This alone saves buyers thousands.

✔ Identify potential repair allowances

You don’t have to fix everything yourself.

✔ Connect you with preferred lenders

My lenders offer competitive rates and can close in as little as 15 days, saving you money on rate locks and temporary housing.

Frequently Asked Questions (FAQ)

1. How much should I budget total for buying a home?

Most buyers need 3%–6% of the purchase price for closing costs plus moving/initial expenses. VA buyers may qualify for $0 down but still have other costs.

2. Can the seller pay my closing costs?

Yes—they can contribute up to a certain limit depending on loan type. I negotiate this whenever the market allows.

3. Are inspections required?

Only the appraisal is required by lenders, but skipping inspections is risky and not recommended.

4. What happens if the home needs major repairs?

We can:

• Renegotiate price

• Request repairs

• Ask for closing cost credits

• Back out during due diligence

You’re protected as long as you act within due diligence timelines.

5. Will my mortgage include taxes and insurance?

Most loans require escrow, meaning your lender collects these costs monthly and pays them for you—but you’ll still pay prepaid amounts at closing.

6. How much will my due diligence fee be?

It depends on the home’s price, competition, and condition. I help you submit an amount that’s competitive without overpaying.

7. What if I don’t have a lot of upfront cash?

I can help you explore:

• Down payment assistance

• Seller concessions

• Lender credits

• VA or FHA financing

• Strategies to reduce inspection costs

There are options—even when cash is limited.

Buying a home is an exciting step, and the more prepared you are for these hidden costs, the smoother and smarter your purchase will be. I'm here to guide you through every number, every fee, and every choice so you can move confidently.

Ready to make your move? I’ll help you craft a smart, competitive offer that aligns with your goals. Call or text me at 910-916-9315, or visit closewithcassienc.com to start your home search today. Close with Cassie – where service meets strategy.