For buyers in Southeastern North Carolina, the "Due Diligence Fee" has been the most controversial check written in the last five years. During the frenzy of 2022, we saw buyers writing non-refundable checks for $20,000 or $50,000 just to secure a home in Wilmington or Hampstead.

As we look toward 2026, the market has shifted. The days of "blind bidding" are largely behind us, but the Due Diligence Fee is not disappearing—it is evolving.

The short answer? Fees are stabilizing, but the risk is increasing. Here is what you need to know about the new rules of engagement for Due Diligence in New Hanover, Pender, Onslow, and Brunswick counties.

The New "Normal" Range

In 2026, we are seeing a return to logic, though not a return to zero.

Hot Zones (Porters Neck, Wrightsville Beach, Downtown Wilmington): You should still expect to pay 1% to 3% of the purchase price in Due Diligence fees. In a competitive multiple-offer situation, cash is still king, and a high fee is the strongest signal of intent.

Emerging Markets (Bolivia, Rocky Point, Sneads Ferry): We are seeing fees soften here. It is now common to see fees in the $1,000 to $3,000 range rather than the five-figure checks of yesteryear.

The "Insurance" Curveball for 2026

While the fee amount might be stabilizing, the risk of losing that money has arguably never been higher due to one factor: Insurance.

NC Insurance rates are rising. A statewide homeowner rate increase of roughly 15% is rolling out through 2026, but the real shock is for investors. Insurance companies have requested massive rate hikes (upwards of 60% over several years) for "dwelling policies" (rentals).

The Trap: You go under contract and write a $5,000 Due Diligence check. Two weeks later, you call to get an insurance quote, only to find that the home in Surf City or Sneads Ferry is uninsurable or the premium destroys your cash flow.

If you quit now: You lose your $5,000.

The Fix: In 2026, smart buyers are negotiating for Longer Due Diligence Periods rather than lower fees. You need extra time (21–30 days) to verify flood zones and secure binding insurance quotes before your non-refundable money is truly "hard."

County-Specific Strategy

Onslow County: With a county-wide tax revaluation scheduled for Jan 1, 2026, be wary of tax assessments that haven't been updated. Don't let your Due Diligence fee get eaten up because the tax bill jumped unexpectedly.

Brunswick County: Inventory is healthy here. Use this leverage to keep your Due Diligence fee low. Sellers in Leland or Winnabow are often just happy to have a qualified buyer and won't demand the aggressive fees seen in Wilmington.

We Protect Your Checkbook

Writing a Due Diligence check is easy; keeping your money safe is the hard part.

At Aspyre Realty Group, we treat your Due Diligence fee like it’s our own money. We don't just encourage you to write a check to win the deal; we do the pre-work on insurance, flood zones, and market value before you offer, minimizing the risk that you ever have to walk away from that deposit.

If you want to navigate the 2026 market with a team that understands the math as well as the map, let's start a conversation today.