The Real Costs of Buying a Home

You’ve saved up for a down payment, gotten pre-approved, and are looking for your dream home. Great! Now, you’re ready to buy your dream home. Don’t forget to include the other costs associated with buying a home.

Here are some key expenses you should be aware of if you’re considering buying a home today:

1. Closing costs. In our market in 2025, closing costs are around 2.0% to 2.5% of the purchase price. This covers lender fees, appraisals, title insurance, attorney charges, recording fees etc. For a $400,000 home, that could be between $8,000 and $10,000. The biggest piece is usually the lender’s origination fee—but if you’re paying cash, you can avoid that altogether.

2. Prepaids and escrow accounts. Lenders typically require you to prepay several months’ worth of homeowners’ insurance and property taxes before closing. This isn’t optional and often these aren’t estimated accurately on the loan estimate for two reasons. One, the lender won’t know the taxes until you have identified an address. Two, the lender tends to estimate the insurance low so that they are not at a disadvantage when you are comparing lenders. For example, if one lender estimates the insurance accurately while another discounts it, then the monthly payment on the discounted quote will look better.

“There’s a lot more you need to pay for than just down payment costs.”

At closing, you will also pay for prepaid interest and this will depend on what day of the month you close. For example, if interest is $60 a day and you close at the end of the month then you only pay $60. However, if you close on the first of the month you could have 29 days of prepaid interest equaling $1,740. (This evens out because you skip a month before your first payment is due)

3. Inspections.. Home inspections are essential but come with costs. A home inspection costs will depend on size and age of the house. Here are a few examples:

1,400 sq.ft. condo = $400
3,200 sq.ft home (2 years old) = $500
4,100 sq.ft home (built in 1977) = $600.

I also recommend a termite inspection ($125) and a radon inspection ($150). If the home is on ‘well and septic’ then I recommend a water test ($250) and septic inspection. Other common expenses are a pool inspection, dock inspection and a survey.

4. HOA fees. You will pay your prorated portion of the HOA fees and many HOA have a capital contribution fee that averages around $250 in our market.

Need more guidance? Let’s connect. Feel free to call, text, or email me. I’ll be happy to help.

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At Lake Realty, we specialize in guiding buyers and sellers through the distinctive Lake Norman real estate market with confidence and ease. Whether you’re looking to buy or sell a home, including waterfront properties, we’re here to ensure a seamless experience.

Our clients are often experienced in real estate but may be unfamiliar with current North Carolina contracts or haven’t been through the process in a while. Without the right guidance, they could risk leaving money on the table, losing leverage in negotiations, or facing unexpected challenges. As your dedicated real estate advisor, I’m here to make sure you’re informed at every step—from understanding fair market value and crafting strategic contract terms to navigating inspections and the Due Diligence Repair Request.

I’m Chip Free, a local agent with Lake Realty, a family-owned business my dad founded over 30 years ago. My approach is relaxed yet informative. For buyers, I offer expert negotiation strategies, connections to trusted inspectors and hands-on support during inspections. For sellers, our innovative marketing platform ensures maximum exposure, attracting the right buyers and maximizing their profit.

What sets me apart is my dedication to problem-solving and a commitment to client satisfaction. In addition to serving the Lake Norman area, I specialize in waterfront properties and provide a unique service by taking clients out by boat to explore the lake and its homes firsthand. If you value honesty, trust, and a personalized approach, I’m here to guide you through a smooth and successful real estate journey. Schedule a one-on-one session today to discuss your goals and discover how we can make your Lake Norman dream a reality.

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Hello! I'm Chip Free!

Real Estate Advisor

Chip Free is a seasoned real estate advisor with Lake Realty, a locally established firm in Lake Norman that his father founded over 30 years ago. Licensed since 1999, Chip combines his deep roots in the community with his extensive experience and background in construction, having built homes in the early 2000s. Living on the lake himself, Chip is passionate about the Lake Norman lifestyle and excels at solving complex real estate challenges for his clients. Known for his educational approach, he has hosted events and created a series of videos and articles covering essential topics such as lake levels, bridge heights, dock regulations, and more, ensuring his clients are well-informed throughout the buying and selling process. With over 259 ‘5 Star’ Google reviews, Chip and his team at Lake Realty are trusted by clients for their expertise, honesty, and commitment to making every transaction smooth and rewarding.

Client Testimonials

“Chip is by far the best agent I have ever worked with. I have bought 7 homes over my lifetime and Chip provided me and my wife with the best level of service. He was genuinely concerned more about our interests and satisfaction than he was with simply closing the deal. He provided advice when I wanted it, but also knew when to just give us time to consider our options. He went out of his way to ensure we were comfortable with our decisions before moving forward. Chip also continued to follow up long after the deal was done. I highly recommend him”

- Nathan M.

Chip doesn’t deserve 5 Stars, he deserves 10 Stars!!! He has helped us buy 2 homes and sell 3. All homes were sold in a matter of weeks and the process is painless from start to finish. His professionalism is definitely refreshing in this day and time! He does all the work if any issues arise… specifically when we were selling our home on Lake Norman, the original Septic Permit on file was only for (3) Bedrooms. Chip reached out to the Environmental Supervisor for Mecklenburg County Environmental Health and got us an approval letter for (5) bedrooms which was crucial for the sale of this property. I can’t say enough about Chip and the team at Lake Realty… stellar job and great family owned company!!! Thank You

- Thomas G.

We want to thank Chip Free for his help and guidance in selling our lake home. It was an excellent experience. We had difficulty with our dock permit and Chip went above and beyond to resolve the issues which meant countless hours, phone calls, emails, and visits on his end.He was professional and involved from the beginning of the process till the end. We could not have asked for a better experience.We have recommended him to friends which we believe is the best testimonial that we can give.

- Scott & Rhonda M.

Chip at Lake Realty helped us sell our house in 2021 and then again this year when we were looking to buy again. He knows what he’s doing, offers invaluable insight into the market, and works within your parameters to help you reach your goals! His responses to my endless questions are always quick and informative, and he goes above and beyond meeting up any time we saw something we wanted to tour. An added perk of working with Lake Realty is a moving truck they allow clients to use to pack up and go! We’ve used that a number of times and it has saved us a lot of money and headache. My husband and I have been more than pleased each time we’ve worked with Chip and will absolutely use him as our agent the next time we sell, not to mention pointing friends and family his way. if you’re looking to buy or sell a property, look no further, Chip’s your guy!

- Alyssa & Lee L.

“When looking for someone who knows Lake Norman and the surrounding area, look no further! Chip and his team helped me locate the right area to live on Lake Norman and guidance in selecting the homes that fit my needs. Negotiations on a $3.5m home could seem daunting, but Chip made it look easy. Very happy I chose Chip and his team as my realtors and highly recommend others to do the same if you want a smooth buying process!”

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