When people think about buying a home, they usually focus on two numbers: the purchase price and the monthly payment. And while those are important, they’re only part of the picture.

What I see—again and again—is that buyers can be incredibly thoughtful and well-prepared, and still feel surprised by how many other costs show up along the way. Not because they did anything wrong, but because no one ever really walks them through the full reality.

This isn’t meant to scare anyone. It’s meant to help you plan better, feel more confident, and avoid unnecessary stress.

Upfront Costs Beyond the Down Payment

Most buyers expect to bring a down payment to the table. Fewer realize how many other upfront costs exist before they even get the keys.

Things like:

• Home inspections (and sometimes specialty inspections like a sewer scope, radon test, or mold/air quality test depending on the property)
• Appraisal fees
• Earnest money and when it actually leaves your account
• HOA document and transfer fees
• Certain lender-related upfront costs

None of these are unusual. They’re normal parts of the process—but they add up quickly if you’re not expecting them.

Closing Costs Are Not One Flat Number

Closing costs often surprise buyers because they aren’t a single, fixed amount.

They vary based on:

• Your lender and loan structure
• Title and escrow fees
• Prepaid taxes and insurance
• The time of year you’re buying (this impacts who pays taxes)

Two buyers purchasing similarly priced homes can end up with very different closing totals. That’s why estimates are helpful—but planning for a range is even better.

The Cost of “Winning” a Home (Context Matters)

At the time of writing this (January 2, 2026), we’re more in a buyer’s market than we have been in years. Most buyers don’t need to stretch themselves to win homes, and we’re generally not seeing buyers cover large seller costs just to get a deal done.

That said, this is still important information to understand—because markets shift.

In more competitive conditions, buyers may strengthen their offer in ways that don’t involve price, such as:

• Covering certain seller costs, like a portion of title fees or HOA transfer fees
• Rent-backs, where the seller stays in the home after closing for an agreed-upon time (sometimes free, sometimes paid)
• Appraisal gaps, where a buyer agrees to bring additional cash if the home appraises below the agreed-upon purchase price
• Structuring inspection items strategically, such as limiting requests to specific big ticket concerns rather than cosmetic issues

These tools aren’t inherently good or bad—they’re just options. The key is understanding what they mean before you need them.

What Buyers Are Commonly Asking for Right Now

In today’s market, the most common buyer request I’m seeing is a seller concession to buy down the interest rate.

This typically looks like:

• The seller contributing a specific dollar amount toward the buyer’s closing costs
• Those funds being used to lower the buyer’s interest rate, either temporarily (a temporary buydown) or permanently

When structured correctly, this can have a meaningful impact on monthly payments and overall affordability—often more impactful than a small price reduction. It’s a great example of how understanding the numbers can directly affect your bottom line after closing, not just at the purchase price.

The First 90 Days After Closing

Once the excitement of closing day wears off, reality sets in.

This is when buyers often encounter:

• Immediate maintenance or safety updates
• Furniture, window coverings, and storage needs
• Utility setup fees and higher first bills
• Small fixes that weren’t obvious during showings

On the safety side, I strongly recommend that buyers replace and install brand-new smoke detectors and carbon monoxide detectors in every home they purchase—unless it’s a brand-new build. It’s a small cost that brings real peace of mind.

Again, none of this means you bought the wrong house. It simply means you’re now living in it.

Lifestyle & Maintenance Costs That Change With the House

This is the part almost no one talks about—and it matters more than people realize.

When you change homes, you often change your ongoing expenses too.

Examples I regularly help buyers think through:

• Heating and cooling costs with a square footage upgrade or downgrade
• Long or steep driveways that may require a snowblower or a plow service
• Larger yards or professional landscaping
• Water features that need ongoing maintenance
• Pools and pool service (opening, closing, regular maintenance)
• Heated driveways, which often require annual servicing of the boiler when the home’s heating system is serviced

Luxury amenities are incredible—but they come with responsibilities that are worth planning for.

Seasonal Expenses People Forget to Budget For

Some costs don’t show up monthly—but they’re very real.

Things like:

• Blowing out sprinklers in the fall and turning them back on in the spring
• Gutter cleaning
• Snow removal services
• HVAC servicing before peak seasons

These expenses are manageable when planned for—and frustrating when they catch you off guard.

Don’t Forget Moving Costs

Moving itself is another area where costs tend to sneak up.

Depending on how you move, this may include:

• Hiring movers
• Renting a truck
• Boxes, tape, and packing supplies
• Professional packing services (which can add up quickly)

Even a “simple” move can be more expensive than expected, especially if timing or distance is a factor.

How I Help Buyers Think Through All of This (If They Want)

I want to be very clear about this: I don’t insert myself into people’s finances. But when buyers ask for help thinking through the bigger picture, I’m very comfortable sitting down and walking through it together.

Not just:

• “Can you afford this house?”

But:

• What does your day-to-day life look like here?
• How might utilities and maintenance change?
• What do you realistically want to handle yourself—and what would you rather outsource?
• Does this home support your lifestyle, or stretch it in ways that will feel stressful later?

I’ve had these same conversations in my own moves. I genuinely thought we could handle all the landscaping at our house—and someday we will (I do love growing tomatoes) —but with full-time work and two young kids, hiring it out made sense (for now). The same goes for maintaining water features and other exterior systems.

Planning for those realities made the decision feel good—not heavy.

Knowledge Is a Buyer’s Superpower

None of these costs are deal-breakers. They’re simply part of homeownership.

The buyers who feel the best about their purchase aren’t the ones who avoided every extra expense—they’re the ones who understood what to expect and planned accordingly.

If you’re thinking about buying in 2026, now is actually a great time to start talking through these things—even if you’re nowhere near touring homes yet. And if you want a partner to help you think it through, I’m always happy to be that sounding board.

No pressure. Just clarity.

Everyone's situation is different, but having a place to start helps. I created a 100-point checklist to walk through the costs of buying, moving, and living in a home. Click here to access it now!