The Raleigh and Triangle Home Buyer's Guide

Buying a home in Raleigh, Durham, Chapel Hill or one of the Triangle's surrounding towns follows a clear path, but a few North Carolina rules surprise first-time buyers and people moving from other states. This guide walks through each step, from planning and financing to touring, making an offer, due diligence and closing, and explains what to expect along the way.

Step 1: Plan Your Move and Your Budget

Start with what matters most: commute, schools, home size, yard, HOA or no HOA, and how long you plan to stay. The Triangle is a big region, and a 20-minute difference in drive time can change which towns make sense. Our town guides for Raleigh, Cary, Apex, Durham, Chapel Hill, Wake Forest and the other areas we serve are a good place to compare. Moving from out of state? See our relocation guide. Buyers 55 and older can also see our 55+ communities guide.

Then set a budget you are comfortable with, not just the maximum a lender will approve. Include property taxes, homeowners insurance, HOA dues, utilities and a cushion for maintenance.

Step 2: Choose Your Agent and Sign a Buyer Agreement

Your agent will review the North Carolina Real Estate Commission's "Working with Real Estate Agents" disclosure with you and explain the different ways an agent can work with you. Under current MLS rules, you will sign a written buyer agreement before your agent tours homes with you, in person or virtually. The agreement spells out the services your agent provides and how they are paid, and we will walk through it with you before you sign.

Our buyer consultation covers your needs, the current market, the buying process and representation, and sets up a custom MLS search so you see new listings as soon as they hit the market.

Step 3: Get Preapproved

A preapproval letter tells sellers you can close, and it tells you what your real price range and monthly payment look like. Your lender will review income, assets, credit and debts and help you compare loan types such as conventional, FHA, VA and USDA. Rates and program limits change often, so get current numbers from your lender. Our lending partner can get you started.

Your down payment depends on your loan type. Your due diligence fee and earnest money are credited toward your costs at closing when the purchase closes.

Step 4: Tour Homes

Use our home search to save favorites and get alerts, then we will schedule private showings. Relocating from out of state? We can do live video tours and neighborhood drive-throughs so you can narrow the list before you fly in.

Buying new construction?

Bring your own agent from the first visit. The on-site sales agent represents the builder, builder contracts are written by the builder, and registering without your agent can limit your representation later. Upgrades add up quickly, appraisals still matter, construction timelines are estimates, and an independent inspection is still important on a brand-new home.

Step 5: Make an Offer

Most Triangle resale purchases use the standard North Carolina Offer to Purchase and Contract. When you find the right home, we research recent sales, review the seller's disclosures, and help you decide on price, closing date and two key amounts:

• Due diligence fee: paid directly to the seller, generally when the contract is signed, in exchange for your right to investigate the home and terminate during the due diligence period. It is credited to you at closing. If you terminate, the seller generally keeps it; it is refunded only in limited situations, such as a material breach by the seller.
• Earnest money deposit: held in escrow, often by the closing attorney or a brokerage firm, and credited to you at closing. Under the standard contract it is generally returned if you terminate before the due diligence period ends.

The right amounts depend on the home and the market at the time, and we will talk through the trade-offs with you. Your closing attorney can answer legal questions about the contract.

Step 6: Due Diligence

The due diligence period is a negotiated window of time to investigate the home and your loan. During it, you typically:

• Order a home inspection, plus termite (wood-destroying insect) and radon inspections, and well, septic, pool or other inspections when they apply.
• Have the lender order the appraisal and work toward loan approval.
• Order a survey and shop for homeowners insurance.
• Review HOA documents, restrictions and dues.
• Negotiate any repairs or credits with the seller.

Keep a close eye on the deadline. Before it passes, you decide whether to move forward, and your options to terminate become much more limited afterward.

What should you budget?

These are typical ranges we see; get current quotes for your home:

• Home inspection: about $500 to $600
• Termite inspection: about $100
• Radon test: about $150
• Appraisal: about $600 to $700
• Survey: about $650 to $700
• Closing costs: often around 3% of the purchase price, including attorney fees, lender fees, title insurance and prepaid items

Step 7: Prepare for Closing

In North Carolina, a licensed real estate attorney handles the legal side of your closing, including the title work, closing documents and recording the deed. In the weeks before closing you will finalize your loan, set up utilities and review your closing disclosure. Never wire money based only on an email: always call the attorney's office at a number you already know to confirm wiring instructions.

Step 8: Closing Day

You will do a final walk-through, sign documents with the attorney, and receive your keys once the deed is recorded. Your first mortgage payment is typically not due until the first of the month after a full month has passed since closing.

After You Move In

Our relationship does not end at closing. Clients get home value updates, a market analysis whenever they want one, and referrals to trusted contractors and service providers.

Frequently Asked Questions

What is a due diligence fee in North Carolina?

It is money paid directly to the seller for the right to investigate the home and terminate during the due diligence period. It is credited to the buyer at closing and is generally kept by the seller if the buyer terminates, except in limited situations such as a seller's material breach.

Do I need an attorney to buy a home in North Carolina?

Yes. In North Carolina a licensed attorney handles the legal work of a residential closing, including the title work and closing documents.

Can I buy a Triangle home before I move here?

Yes. With video tours, electronic signatures and a local agent, many relocating buyers find and go under contract on a home before they arrive.

Ready to Start?

Read what our past clients say, see how we help buyers, or request a buyer consultation with Scott Hoffman at 919-740-0379.

This guide is general information, not legal, tax or lending advice. Rules and costs change; confirm details with your attorney, lender and tax advisor.