If you're planning to buy a home in Clarksville, TN or the surrounding Fort Campbell area, the sale price on a listing is only part of the picture. Between the offer and the day you get your keys, there are a handful of other expenses that buyers need to plan for — some due upfront, some due at closing, and a few that show up after you move in.

None of these costs are the same for every buyer. They depend on the price and condition of the home, the type of loan you're using, the lender you choose, what's negotiated in your contract, and your personal financial situation. Rather than throwing out dollar figures that vary constantly and may not apply to your purchase, this guide walks through what these costs are, why they exist, and who typically pays them — so you know what questions to ask as you move through the process.

Earnest Money

Earnest money is a deposit you put down shortly after your offer is accepted, showing the seller you're serious about the purchase. It's held in escrow, usually by the title company or a brokerage, and is credited back to you at closing toward your down payment and closing costs — assuming the deal closes as agreed.

The amount is negotiable and is typically outlined as part of your offer. If you back out of the contract for a reason not protected by one of your contingencies (inspection, financing, appraisal, etc.), you could risk losing this deposit, which is one more reason it helps to have an agent who understands local contract norms and can structure your offer to protect you.

Home Inspection

A professional home inspection isn't required by most lenders, but it's one of the smartest expenses a buyer can make. An inspector will walk the property and flag issues with the roof, foundation, HVAC, electrical, plumbing, and more — giving you a chance to negotiate repairs, a credit, or walk away if something significant turns up.

Depending on the property and your concerns, you may also want specialized inspections, such as:

• Termite/wood-destroying insect inspection (common in this region and often required for VA loans)
• Radon testing
• Well and septic inspections for homes outside city utility lines
• Sewer scope or foundation-specific evaluations for older homes

Inspection costs vary by company, home size, and which add-ons you choose, so it's worth getting a quote directly from a local inspector once you're under contract.

Appraisal Fee

If you're financing your purchase, your lender will require an appraisal to confirm the home's value supports the loan amount. This protects both you and the lender from overpaying relative to market value. The appraisal is ordered and paid for as part of the loan process, and the fee can vary based on the lender, the property type, and the loan program (VA appraisals, for example, follow their own process and fee structure).

Lender & Closing Costs

Closing costs cover the fees involved in processing and finalizing your mortgage. These are bundled together in your Loan Estimate and Closing Disclosure and typically include items such as:

• Loan origination or underwriting fees
• Credit report fees
• Flood certification
• Recording fees
• Discount points, if you choose to buy down your interest rate

Because these fees are lender-specific, they can vary meaningfully from one loan officer to the next — which is part of why it's worth comparing Loan Estimates from more than one lender before you commit. If you're using a VA loan, note that the VA limits which closing costs a veteran or service member buyer can be charged, which can work in your favor.

Title & Settlement Fees

Title and settlement costs cover the legal and administrative work of transferring ownership of the property to you, including:

• Title search and examination
• Title insurance (protecting you and your lender against ownership disputes or liens that surface after closing)
• Settlement or closing/escrow fees charged by the title company or attorney handling the transaction
• Recording and transfer fees with the county

Tennessee is an attorney or title-company closing state depending on the transaction, and your agent can help connect you with a reputable local title company that's familiar with Montgomery County recording requirements.

Prepaid Taxes & Insurance

Beyond the one-time fees above, lenders also collect prepaid items at closing to fund your escrow account — the account your servicer uses to pay property taxes and homeowners insurance on your behalf going forward. This usually includes:

• A portion of prorated property taxes, based on where you are in the Montgomery County tax cycle at closing
• Several months of homeowners insurance premium paid in advance
• An initial cushion in your escrow account, as allowed by federal guidelines

Because property tax amounts and insurance premiums vary by property, neighborhood, and provider, your prepaid total will look different from one purchase to the next.

Homeowners Insurance

Your lender will require proof of an active homeowners insurance policy before closing. Premiums depend on the age and condition of the home, its size, your coverage limits and deductible, and the insurer you choose. It's worth shopping this around early in the process — ideally as soon as you're under contract — rather than waiting until the week of closing.

HOA & Neighborhood Fees

Many Clarksville-area subdivisions and some Fort Campbell-adjacent communities have a homeowners association. If the home you're buying is in one, plan for:

• Annual or monthly HOA dues
• A possible transfer or capital contribution fee paid at closing
• HOA document or resale certificate fees, which cover the cost of providing governing documents and current financial information to a buyer

Your agent can pull HOA details for any listing you're considering so there are no surprises after closing.

Moving & Move-In Costs

Once the home is yours, there are still a few practical expenses to plan for beyond the closing table:

• Hiring movers or renting a truck
• Utility setup or transfer fees
• Immediate repairs, cleaning, or minor updates before move-in
• New locks or a security system
• Basic furnishings or appliances if the home didn't come with them

For military families relocating on a timeline, these costs are worth factoring into your PCS budget alongside your down payment and closing costs.

Other Costs That Can Come Up

Depending on your situation, you may also encounter:

• Private mortgage insurance (PMI) if your down payment is below 20% on a conventional loan (VA loans generally do not require PMI)
• A survey fee if a current property survey isn't on file
• HOA or condo association questionnaire fees required by your lender
• Well/septic certification if applicable
• Costs related to a lease-back or rent-back arrangement if you need the seller to stay in the home briefly after closing

Why These Numbers Vary So Much

You may have noticed this guide didn't throw out a flat percentage or dollar estimate for total buyer costs — and that's intentional. Actual totals depend on:

• The purchase price and condition of the home
• The type of loan (conventional, VA, FHA, USDA) and its specific requirements
• The lender you choose and their fee structure
• What's negotiated in your purchase contract, including any seller-paid closing cost credits
• Whether the property has an HOA, well/septic, or other unique features
• Your individual financial profile and credit history

The best way to get real numbers is to get pre-approved with a local lender and ask for a written Loan Estimate once you've identified the type of home you're targeting. From there, your Cory Real Estate Services agent can help you build a realistic, itemized picture of what to expect at your closing table.

Explore Homes & Plan Your Purchase

Whether you're a first-time buyer or navigating a PCS move to Fort Campbell, planning ahead for these costs makes the process far less stressful. Start by browsing available homes for sale in Clarksville and the surrounding area, and set up a VIP Home Search to get matched with listings as they hit the market.

If you're relocating for military service, our team specializes in Military Relocation support for families moving to or from Fort Campbell, including VA loan guidance and PCS timelines.

Ready to talk through your specific numbers and next steps? Contact Cory Real Estate Services today, and let's build a clear, realistic plan for your Clarksville home purchase.