In most markets, "closing costs" are a vague percentage—usually estimated at 2% to 5% of the purchase price. But for buyers in New Hanover, Pender, Onslow, and Brunswick counties, that generic rule of thumb is dangerous.

In our coastal market, the cash you need to close isn't just about lender fees; it’s about navigating a unique insurance landscape and North Carolina’s aggressive "Due Diligence" contract structure. If you are budgeting for a home in Wilmington or Surf City, you need to see exactly where your cash goes before you make an offer.

1. The "Pre-Closing" Cash (The Non-Refundables)

Unlike other states where you might put down a small refundable deposit, North Carolina requires significant cash immediately after your offer is accepted.

Due Diligence Fee: This is the most shocking cost for out-of-state buyers. It is a check written directly to the seller that buys you the right to inspect the property. It is non-refundable for virtually any reason. In competitive neighborhoods like Ogden or Hampstead, this can range from $500 to $5,000+ depending on demand.

Earnest Money Deposit (EMD): This is the traditional deposit held in an escrow account (usually by the closing attorney). It is generally refundable if you back out for a valid contract reason during the due diligence period. Expect 1%–2% of the purchase price.

Inspections: You will pay these vendors directly during your due diligence period.

• General Home Inspection: $450–$650 depending on square footage.
• Pest Inspection (WDIR/CL-100): $100–$200. In our region, this is critical for detecting termites and powder post beetles.
• HVAC Inspection: $150–$250. Highly recommended for coastal systems exposed to salt air.

2. The "Coastal" Insurance Pre-Pays

This is where the math differs from Raleigh or Charlotte. Lenders typically require you to pay the first full year of your homeowners insurance upfront at closing, plus pad your escrow account with 2–3 months of reserves.

Wind & Hail Insurance: In coastal zones (e.g., Wrightsville Beach, Topsail, Oak Island), standard policies often exclude wind. You may need a separate "Wind/Hail" policy. While an inland policy might be $1,200/year, a coastal policy can easily run $2,500–$4,000+.

Flood Insurance: If you are in a high-risk flood zone (AE or VE), this is mandatory. Even if you aren't, it is smart in low-lying areas like Leland. A standard policy averages $800–$1,200/year, but can go much higher for older homes below the base flood elevation.

The Bottom Line: You might need to bring $3,000–$5,000 just for insurance premiums to the closing table.

3. The Legal & Title Fees

North Carolina is an "attorney closing state," meaning a law firm handles the transaction, not a title company.

Attorney Settlement Fee: $800–$1,200. This covers the title search and conducting the closing.

Title Insurance: Roughly $2.25 per $1,000 of coverage. This is a one-time fee that protects you (and the lender) from hidden title defects.

Recording Fees: ~$100. Paid to the county Register of Deeds (e.g., Onslow or Brunswick County) to officially record your deed and mortgage.

4. Survey: The "Optional" Essential

While not always legally required by cash buyers, a survey is critical in Pender and New Hanover counties due to older property lines and marsh easements.

Cost: $500–$900 for a standard lot; significantly higher for large or complex waterfront parcels.

Your Next Step

Don't rely on online calculators that use national averages. You need a "Net Sheet" that reflects the specific insurance realities of the neighborhood you are eyeing.

Aspyre Realty Group are experts in listening and communicating people's wants into homes that work for them. We work daily with local lenders and closing attorneys to build precise cost estimates for our clients before they write an offer. Let us help you build a budget that has no surprises at the closing table.