Buying a home is one of the biggest investments you’ll ever make. And while most people are prepared for the price tag they see on the listing, many are surprised by the extra expenses that show up before, during, and after the move.
I always tell my clients: the listing price is just the start of the story. The rest comes in fine print, invoices, and sometimes unexpected Target runs that somehow cost more than a weekend getaway.
Let’s break down the hidden costs of buying a home: the necessary ones, the annoying ones, and the ones that catch even smart buyers off guard.
Pre-closing costs (the spending starts early)
Before you even get the keys, there are a few things you’ll need to budget for. They’re not optional, and they often come due quickly.
1. Home inspection
Expect to pay around $300 to $600 in Sarasota, depending on the size of the home. And if it’s a luxury property with extra features like pools, seawalls, or guest houses, that price can go up. It’s worth every penny, but it’s still a cost many buyers forget to include.
2. Appraisal fee
Lenders need to confirm that the home is worth what you’re paying. Appraisals typically cost $500 to $800 in our market. It’s not glamorous, but it’s mandatory.
3. Loan origination and application fees
Mortgage lenders don’t work for free. These fees vary, but they can easily add a few thousand dollars to your total. Ask about them upfront, transparency here saves stress later.
4. Title services and insurance
You’ll need a title search to make sure no one else can claim ownership of the home you’re about to buy. You’ll also pay for title insurance to protect yourself just in case. Combined, this can run another $1,000 to $2,500 depending on the purchase price.
5. Survey
In Florida, many lenders require a new survey to verify property boundaries, especially if fences, pools, or docks are involved. This usually costs several hundred dollars, and yes, even in 2025, it involves a guy walking around your yard with measuring tools.
Closing costs (where everything shows up at once)
This is the moment when all the costs that have been quietly building up suddenly come due. In Florida, buyers typically pay between 2% and 5% of the purchase price in closing costs. That means a $1 million home could come with $20,000 to $50,000 in fees. And that’s before you start decorating.
6. Escrow account funding
Your lender may require you to prepay a few months of property taxes and homeowner’s insurance into an escrow account. It’s not “lost” money, but it’s money you have to part with upfront.
7. Recording and transfer fees
These are the unexciting costs of making your purchase official. Think of it as paying the state to file your paperwork. In Sarasota, these usually aren’t excessive, but they still show up on your closing sheet.
8. Attorney or closing agent fees
Even if your agent is walking you through the process, there’s usually a closing company (or attorney) involved. Their fees can vary, but they’re part of nearly every Florida transaction.
Move-in and post-purchase costs
Once you own the home, new costs arrive. Sometimes quickly, sometimes sneakily, and sometimes with a Home Depot receipt you didn’t see coming.
9. Moving expenses
Whether you hire movers, rent a truck, or bribe your friends with pizza, moving costs money. And in Sarasota, where summer heat makes moving feel like a CrossFit challenge, many people gladly pay for help.
10. Utilities setup
Water, electric, internet, trash pickup… They all require deposits or service fees to get started. Some companies charge more if your home hasn’t had recent service, especially in older or remodeled properties.
11. New furniture or appliances
Even if the home comes fully equipped, you’ll probably want to replace or add a few things. A new sectional, dining table, or washer and dryer set can quickly add thousands to your move-in budget. And let’s not even talk about window treatments, somehow those always cost more than expected.
12. Repairs and upgrades
No matter how perfect the home looks, there’s always something that needs attention. A sticky drawer, a leaky sprinkler, a thermostat from 1997. If you’re buying a luxury home, the materials and finishes are often high-end too, which means replacements or repairs can carry luxury-level prices.
The emotional costs (because we’re being honest)
13. Surprise stress
Even the smoothest transactions come with moments of panic. Did the wire go through? Why is the appraisal delayed? Who moved the closing date? You may sleep less. You may hit your Zillow limit for the day. This is all normal.
14. Decision fatigue
Paint color. Hardware finish. Pool tile. Smart thermostat brand. There will be more choices than you ever imagined. Some of them matter, most of them don’t, but they all want your attention. It’s okay to feel overwhelmed.
Buying a home is exciting, but it’s not just about the purchase price. From inspections and appraisals to lightbulbs and landscaping, the hidden costs add up fast. But with the right information, and a reminder to stop a breath, you can plan ahead and feel confident in every decision.
Kelli Eggen
