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What you'll need beyond the down payment

Closing costs surprise a lot of buyers. Here's an itemized look at the fees that show up on the settlement statement — for NC and SC specifically.

Both North and South Carolina are attorney states, which adds a settlement fee you won't see everywhere. Tax treatment differs too. Every line below is an estimate of a typical range for these markets.

$
$

Loan amount $320,000

FHA adds an upfront mortgage insurance premium; VA adds a funding fee

Property state

Estimated closing costs

$10,692

Lender fees

Loan origination / underwriting$2,400
Appraisal$600
Credit report & processing$125
Subtotal$3,125

Third-party & title

Title search & lender's policy$2,400
Attorney / settlement fee$950
Survey$500
Home inspection (optional)$500
Subtotal$4,350

Government & recording

Recording & transfer fees$800
Prepaid interest (approx. 15 days)$855
Subtotal$1,655

Prepaids & escrow

Escrow reserves (taxes & insurance)$1,213
HOA transfer fee (if applicable)$350
Subtotal$1,563
Closing costs as % of price2.7%
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Estimated cash needed at closing$90,692
These are typical ranges for the Charlotte region, not a Loan Estimate. Your actual costs depend on your lender, the title company, and the specific property. Your lender must give you a Loan Estimate within three business days of application — compare it against this.

Where the money actually goes

Lender fees

Origination, underwriting, appraisal, and processing. These are the most negotiable — and worth comparing across at least two lenders.

Title & attorney

Both Carolinas require an attorney at closing. This covers the title search, lender's policy, settlement fee, and usually a survey.

Government & recording

NC charges an excise tax on the transfer; SC uses a deed recording fee. The amounts and mechanics differ meaningfully between the two.

Prepaids & escrow

You fund your escrow account up front with a few months of taxes and insurance, plus per-diem interest on the new loan.

This is an educational estimate — not a quote or an offer. Real numbers depend on your lender, taxes, insurance, and the specific property. Use this to understand your options, then let's talk through what fits your situation.

Have questions about your own numbers?

These tools are a starting point. When you're ready, we'll walk through what actually fits your situation — no pressure, no obligation.

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