One of the first questions every homebuyer asks is: “How much money do I actually need to bring to the table?”
In Bryan–College Station, the answer isn’t just a single number. The total cost of homeownership is a combination of your down payment, closing costs, inspections, and ongoing lifestyle expenses. This guide breaks down every line item so you can plan your 2026 purchase with total financial clarity.
1. Down Payment Requirements: 20% Is Not the Rule
The biggest misconception in real estate is that you need a 20% down payment. While 20% is great for lowering monthly payments and avoiding mortgage insurance, most BCS buyers utilize much more accessible options:
- 0% Down – VA Loans: An incredible benefit for our local veteran and active-duty community.
- 0% Down – USDA Loans: Available in rural-eligible parts of Brazos County (often just minutes from town).
- 3.5% Down – FHA Loans: A popular, flexible choice for first-time buyers.
- 3%–5% Down – Conventional Loans: Ideal for buyers with strong credit.
The Math (Based on a ~$315,000 BCS Median Home):
- 3.5% Down: $11,025
- 5% Down: $15,750
- 20% Down: $63,000
2. Closing Costs: The “Other” Big Number
Closing costs are independent of your down payment. In the BCS market, you should budget between 2% and 4% of the purchase price for these fees.
What’s included? This covers lender origination fees, title insurance, attorney fees, appraisals, and “pre-paids” like your initial property taxes and homeowners insurance.
- For a $300k home: Budget $6,000–$10,000.
- For a $400k home: Budget $8,000–$14,000.
3. Due Diligence: Inspections & Appraisals
Before the home is officially yours, you need to verify its condition and value.
- General Home Inspection: $400–$600 (Highly recommended in Texas).
- Specialized Inspections: Termite/WDI, HVAC, or Sewer Scopes typically add $100–$350 each.
- Appraisal Fee: $550–$700 (Required by the lender to confirm the home’s worth).
4. Upfront Contract Costs
When we write an offer and it’s accepted, you’ll need to provide two checks almost immediately:
- Earnest Money (~1% of price): This “good faith” deposit stays in escrow and is applied to your costs at closing.
- Option Money ($150–$400): This buys you the right to walk away for any reason during the inspection period.
5. Ongoing Ownership: Taxes, Insurance, and HOAs
The costs don’t stop at the closing table. In Bryan–College Station, we have specific local factors to consider:
- Property Taxes: Combined rates typically range from 1.9% to 2.4%. Remember: your taxable value and market value are two different things! (See my deep dive on BCS taxes here [Link]).
- Homeowners Insurance: Budget $1,200–$2,400 per year, depending on the age of the roof and home size.
- HOA Fees: These vary by neighborhood. Basic areas may be $300/year, while amenity-rich communities like Mission Ranch or Castlegate II will be higher to support their premium facilities.
6. The “Hidden” Costs: Moving & Maintenance
Don’t forget the final stretch!
- Moving: Whether it’s a truck rental or full-service movers, budget $200–$1,200.
- The 1% Rule: A good rule of thumb is to set aside 1% of your home’s value annually for maintenance (HVAC servicing, yard care, and minor repairs).
2026 Cost Summary: The Bottom Line
For a typical home in the $300,000–$350,000 range, a buyer using a low-down-payment loan should expect to have $16,000–$28,000 in total cash available. (VA and USDA buyers may need significantly less!)
Final Takeaway: Knowledge is Power
Understanding the “True Cost” is what allows you to shop with confidence rather than anxiety. When you know the numbers, you can focus on finding the home that truly fits your life.
Want a personalized cost breakdown? If you tell me your budget and preferred neighborhoods, I can provide a custom estimate of the cash you’ll need to close.