Before vs After: How Raleigh Buyers Save $6,800+ With a Protected Net Sheet in 2025

Buying a home in 2025 should feel exciting, not overwhelming. But for many Raleigh buyers, especially first-time buyers and Raleigh relocators, the biggest financial danger isn’t the price of the home. It’s the hidden fees buried in North Carolina contracts, HOAs, inspections, and closing cost structures.

I’m Phil Slezak with Team With The Guarantee’s, and every year I watch unprotected buyers lose thousands because they don’t understand how their numbers add up. Excellence is our Standard and Customer Satisfaction is our Passion, which is why I built a Protected Buyer Net Sheet designed to show you the real numbers before you make any offer.

Let’s break down how a Raleigh buyer can save $6,800 or more simply by avoiding the most common traps.

The $6,800 Problem: Hidden Fees Most Raleigh Buyers Never See Coming

In North Carolina, buyers often run into surprise expenses such as:

• HOA transfer fees

• Extra HOA assessments

• Insurance coverage gaps

• Last-minute repair credits not properly negotiated

• Attorney courier fees

• Outdated closing cost structures

These small costs add up quickly.

When buyers don’t have a Protected Buyer Net Sheet, they walk into these fees blind and lose thousands.

HOA Assessments: The Silent Wallet Killer in Raleigh + Wake County

Many Raleigh-area communities, especially townhomes in North Raleigh, Cary, and Apex have:

• $200–$600 HOA transfer fees

• Surprise special assessments for roofs or road repairs

• Move-in fees and orientation fees

And here’s the kicker:

These fees almost never appear clearly in the listing.

With a Protected Net Sheet, buyers see all HOA fees upfront.

Buyer Traffic Source Example:
Listings on platforms like MLS and Zillow may not show full HOA fee schedules, making protection essential.

Insurance Gaps: How Buyers Lose $700–$1,200 Without Realizing It

Insurance premiums vary wildly across Wake County.

A common scenario:

• Buyer receives an online insurance quote

• Quote doesn’t include wind/hail coverage

• Policy ends up $85–$100/mos. higher

A Protected Net Sheet includes true, local insurance averages, not online guesswork.

How Phil Renegotiates Repairs (Real $4,500 Savings Example)

Repairs are one of the biggest money leaks for unprotected buyers.

A Raleigh buyer purchasing a 1990s North Raleigh home discovered:

• Crawlspace moisture issues

• Loose ductwork

• Minor foundation shifts

The seller originally offered a $1,000 repair credit.

Using negotiation and professional vendor quotes, I secured:

• $4,500 in repairs and credits instead

That’s the power of guided negotiation.

Closing Cost Savings: $1,200 Back in the Buyer’s Pocket

Most lenders and attorneys add fees buyers don’t question.

Common hidden costs:

• Courier fees

• Lender junk fees

• Processing fees

• Duplicate admin fees

With a Protected Net Sheet and vendor recommendations, buyers routinely save $900–$1,200.

Real-Life Raleigh Scenarios: How Buyers Lose Money Without Protection

Scenario 1: North Raleigh Townhome

Buyer discovers a $650 special assessment after going under contract.

Scenario 2: Knightdale New Construction

Builder adds a $450 attorney fee and extra “processing charges.”

Scenario 3: Holly Springs Single-Family

Insurance quote was missing flood + wind coverage, adding $960/year.

Scenario 4: Clayton Older Home

Crawlspace repairs originally estimated at $800 turned into $4,900 in necessary work.

Without protection, these buyers lose big.

Buying Blind vs Buying Protected (Narrative Comparison)

Because no tables are allowed, here is a written before/after comparison:

Buying Blind (Before)

• Buyer is unaware of HOA transfer fees and assessments

• Insurance quotes missing key coverage add big costs later

• Buyer accepts low repair credits and pays out of pocket

• Closing costs include junk fees buyers don’t recognize

• Buyer overspends by $6,800 or more

Buying Protected (After)

• All HOA fees identified upfront

• True insurance ranges included in the net sheet

• Negotiations deliver stronger repair credits

• Closing cost savings identified and applied

• Buyer saves $6,800+ and avoids financial surprises

FAQ: Raleigh Buyer Net Sheets & Hidden Costs

1. What is a buyer net sheet in North Carolina?
A buyer net sheet outlines your total estimated costs, including inspections, closing fees, HOA charges, insurance, and taxes. It ensures you know the true cost of buying before making an offer. Most Raleigh buyers avoid surprises by reviewing this before going under contract.

2. How do hidden HOA fees show up in Raleigh?
Many HOA communities list basic dues but leave out transfer fees, special assessments, and move-in charges. These often appear only during disclosures or attorney review. A protected buyer net sheet identifies these fees early so buyers don’t get blindsided.

3. How can I lower closing costs in Raleigh NC?
Using the right attorney and lender makes all the difference. Many add unnecessary fees buyers don’t notice, but a guided approach helps eliminate them. Most of my clients save $900–$1,200 by using vetted partners.

4. Why do Raleigh buyers lose money during repairs?
Most buyers accept small repair credits without professional negotiation. But with proper inspection reports and vendor quotes, sellers often agree to far more. This can save buyers thousands.

5. Do first-time buyers lose more money than experienced buyers?
Often yes, especially relocators who don’t understand NC’s unique fees. Without guidance, these buyers are hit hardest by HOA assessments, insurance gaps, and weak repair negotiations.

How Phil Slezak Real Estate Can Help You

At Phil Slezak Real Estate, brokered by LPT Realty, we do more than just help you find a home, we make sure your entire moving process is stress-free and seamless. Whether you’re buying, selling, investing, or relocating, we have the resources, expertise, and connections to guide you every step of the way.

Why Work With Us?

✔ Exclusive Off-Market Listings – Get access to homes before they hit the market.
✔ Zero-Commission Selling Options – Save thousands when selling your home.
✔ Relocation Assistance – We connect you with the best movers in Raleigh for a smooth transition.
✔ Buyer Home Guarantee – If your home isn’t perfect, we’ll sell it for zero listing commission.
✔ Sold Zero Commission – Maximize your profits with no listing commission when selling your home.
✔ Cash Offers – Get 4 cash offers on your home in minutes

Conclusion:

Hidden fees are the biggest threat to Raleigh homebuyers in 2025, but they are also the easiest to avoid with the right protection. A Protected Buyer Net Sheet exposes every cost before you commit, ensuring you never walk into a purchase blind. With Phil’s guidance, buyers save thousands and gain complete financial confidence.

📞 Call or text me at +1919-607-4844 or connect with me on social media. I help people just like you every week make smart real estate decisions, let’s chat about yours!

This changes everything!