Most Delaware County homebuyers focus on two numbers:
the purchase price and the monthly mortgage payment.

What often gets overlooked are the hidden fees — the costs that don’t show up on listing sites but can easily add thousands of dollars to the total amount needed to buy a home.

If you’re planning to buy in Delco this year, here are the most common expenses buyers forget to budget for — and why knowing them upfront matters.

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1. Closing Costs (More Than You Expect)

Many buyers underestimate closing costs or assume they’re “minor.” In Delaware County, they’re not.

Typical range:
➡️ 3%–5% of the purchase price

On a $400,000 home, that’s roughly $12,000–$20,000.

Closing costs can include:

• Loan origination and underwriting fees
• Title insurance
• Transfer taxes
• Recording fees
• Prepaid interest
• Escrow setup for taxes and insurance

These costs are separate from your down payment — and they surprise buyers who only budgeted for one number.

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2. Transfer Taxes (Often Overlooked)

Pennsylvania transfer tax is often split between buyer and seller, but the exact amount can vary by municipality.

In many Delco townships, buyers don’t realize:

• Transfer tax is based on the purchase price
• Local taxes may be layered on top of state taxes
• It’s paid at settlement, not rolled into the loan

This alone can add several thousand dollars to closing.

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3. Property Taxes Adjustments at Closing

Even if you’ve budgeted for property taxes monthly, buyers are often surprised by tax adjustments at settlement.

At closing, buyers may need to:

• Reimburse the seller for prepaid taxes
• Fund several months of taxes into escrow upfront

This can add thousands to the cash needed at closing — especially in higher-tax areas of Delaware County.

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4. Inspections Beyond the Standard Home Inspection

Many buyers budget for one inspection — but Delco homes often require more.

Common add-ons:

• Radon testing
• Sewer line scope
• Termite inspection
• Mold testing (if recommended)

Each test may only be a few hundred dollars, but combined they add up quickly.

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5. Appraisal Fees (Out of Pocket)

Buyers are often surprised to learn:

• Appraisal fees are paid upfront
• They are typically non-refundable
• They are required even if the deal falls apart

In Delaware County, appraisal fees often range from $500–$700+.

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6. HOA & Condo Fees (Before You Move In)

If you’re buying a condo or townhome with an HOA, there may be:

• Capital contribution or “buy-in” fees
• Advance HOA dues
• Special assessments

These are rarely highlighted in listings — but they’re very real at settlement.

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7. Utility Setup & Municipal Fees

After settlement, buyers often face immediate costs for:

• Utility transfers and deposits
• Trash or sewer setup fees
• Water authority deposits

These aren’t huge individually — but they hit right when your cash reserves are lowest.

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8. Immediate Repairs & Maintenance

Even homes that pass inspection often need:

• Lock changes
• Minor plumbing or electrical fixes
• Paint or flooring updates
• Appliance servicing

Many buyers spend $1,000–$5,000 within the first few weeks — money they didn’t plan to spend so soon.

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9. Insurance Costs That Vary by Location

Homeowners insurance is not one-size-fits-all.

Costs vary based on:

• Home age
• Roof condition
• Location
• Replacement cost

Buyers often assume insurance is “cheap” — until they get the actual quote.

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Why These Hidden Fees Matter (For Buyers and Sellers)

For Buyers:

Hidden fees can affect:

• How much cash you need
• Whether a deal feels stressful or smooth
• Your ability to negotiate confidently

For Sellers:

Buyer affordability impacts:

• Offer strength
• Seller assist requests
• Inspection negotiations

Homes priced without considering buyer costs often face resistance.

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Want a Real Cost Breakdown for Delaware County?

Online calculators don’t account for:

• Township-specific taxes
• Local transfer fees
• HOA requirements
• Delco-style housing stock

If you want clarity — not guesses:

📩 Message me and I’ll break down the real costs of buying in your target Delco neighborhood.

Or, if you’re a homeowner thinking about selling:

📩 Message me “SELL” and I’ll explain how buyer costs affect what your home can realistically sell for.