The first-time buyer checklist for Raleigh in 2026

Buying your first home can feel like learning a new language while someone is timing you. The good news is that the process in North Carolina follows a predictable order. If you tackle each step when it comes up, it becomes manageable. This is the checklist we walk through with every first-time buyer who sits down at our Glenwood Avenue office.

1. Build a budget that includes the hidden costs

Your lender will tell you the maximum you can borrow, but that number is not the same as what feels comfortable. Start with the monthly payment you want, then work backward. Include property taxes (Wake County plus your city or town), homeowners insurance, HOA dues and a maintenance reserve of about 1% of the home's value each year.

• Principal and interest from a lender quote, not an online guess
• Property taxes: roughly 0.9% to 1.2% of assessed value in most Wake County towns (sample range)
• Insurance: often $110 to $180 per month for a typical single-family home
• HOA dues: $0 to $260 per month depending on the community
• Closing costs: plan on 2% to 3% of the loan amount

2. Compare at least two lenders

Rates and fees vary more than most people expect. Ask two or three lenders for a Loan Estimate on the same day so you can compare them fairly. Look closely at origination fees, discount points and the lender credit. A slightly higher rate with a large credit can make sense if you plan to refinance later, while a lower rate is better if you expect to stay for many years.

3. Check down payment assistance before you shop

North Carolina offers programs through the NC Housing Finance Agency, and some cities and employers have their own. Eligibility depends on income, price limits and sometimes whether you have owned a home in the last three years. These programs have rules about which lenders you can use, so check them early rather than after you find a house.

The best time to learn about assistance programs is before you fall in love with a house, not after.

4. Understand due diligence

In North Carolina the buyer pays a due diligence fee directly to the seller when the contract is signed. In exchange, you get a set period, often 14 to 21 days, to inspect the home, confirm financing, get an appraisal and review insurance. You can walk away for any reason during that period. You would lose the due diligence fee but usually get your earnest money back.

In competitive neighborhoods like Five Points or west Cary, sellers compare due diligence fees closely. We help you choose an amount that is competitive without putting more money at risk than you are comfortable with.

5. Schedule inspections right away

Book your general inspection within the first few days of due diligence. Depending on the home, add a termite inspection, a sewer scope for older homes, a radon test and an HVAC review. Once the reports arrive, we sit down together and sort the findings into three piles: safety issues, expensive near-term repairs and normal maintenance.

6. Prepare for the appraisal and final approval

Your lender orders the appraisal. If it comes in lower than the price, you have options: renegotiate, bring extra cash or, during due diligence, walk away. Meanwhile avoid opening new credit cards, financing furniture or changing jobs until after closing, because lenders re-check your credit and employment.

7. Final walk-through and closing day

A day or two before closing, we walk through the home with you to confirm agreed repairs were made and nothing has changed. Closings happen at an attorney's office, often in about an hour. You will sign a stack of documents, get your keys and, if you are working with us, a small housewarming surprise.

Your next step

If you are six months or less from buying, a planning session is the best place to start. Bring your questions, even the ones that feel basic. We will leave you with a written budget, a lender shortlist and a clear sense of what happens next.

This article is general information for a demo website, not legal, tax or financial advice. Figures are samples.