Selling Your House in Jacksonville, NC: Don’t Forget About These Hidden Costs

Selling your house can be an exciting venture, especially if you’ve built a lot of equity in the property. Many sellers in the Jacksonville, NC area eagerly await their check on closing day with plans to use the proceeds for a new down payment or another major expense.

However, it’s also important to account for the hidden costs of selling a house. Without factoring these costs in, you may be disheartened to see that your proceeds are far less than you anticipated.

Although most sellers make a profit, there are several unexpected costs associated with selling your home in the Jacksonville, NC area that can reduce your proceeds. Understanding these hidden expenses will help you have a smoother and more predictable selling experience—especially if you’re PCSing from Camp Lejeune and need to move quickly.

Here are eight expenses you might incur throughout the home selling process:

1. Repairs

Most homeowners make some repairs before listing. While you could sell as-is, homes in the Jacksonville, NC area attract a significant number of VA buyers due to the strong military presence around Camp Lejeune, MCAS New River, and Cherry Point. That means your property not only has to appeal to buyers—it also has to meet VA appraisal standards.

Here’s where a pre-listing home inspection can give you the upper hand. By identifying issues early, you’ll know exactly what might trip up a VA appraiser. Common red flags include peeling paint, missing handrails, roof damage, or safety hazards. These aren’t just “minor fixes”—they can derail a VA loan approval and put you back at square one with a frustrated buyer.

If you take care of these items up front and then provide both the inspection report and proof of completed repairs to potential buyers, you’re doing three things:

• Building Trust – Buyers (especially military families on a PCS timeline) feel more confident moving forward with your home because you’ve already handled potential issues.
• Standing Out from the Competition – Few sellers go the extra mile to prep their homes like this. By showing buyers that your property is “VA-ready,” you’re positioning your home above others in the same price range.
• Maximizing Your Net Proceeds – Instead of scrambling at the last minute to make repairs or negotiating a credit that eats into your bottom line, you’ll likely net more cash because your home will sail through the appraisal and closing process.

For military families PCSing from Camp Lejeune or relocating to the Jacksonville area, time is everything. By presenting a well-prepared, VA-appraisal-ready home, you make it easier for them to choose yours—and that can mean a faster sale at a stronger price.

2. Staging

Professional staging can range anywhere from $1,500 to $5,000, depending on the size of the home and how polished you want the presentation to be. While this may sound like a big expense up front, it often pays for itself by attracting more buyers and leading to stronger offers.

If your home will be empty while on the market—which is common for military families PCSing from Camp Lejeune—it’s especially worth considering. An empty house can feel cold and uninviting, making it harder for buyers to visualize themselves living there. A professional stager can bring in neutral furniture, rugs, and decor that highlight the home’s best features, creating that “move-in ready” vibe buyers love.

Why does this matter so much in our area? Many buyers relocating for military orders are making decisions quickly, sometimes even sight-unseen. They’re scrolling through listings online, comparing homes in Jacksonville, Swansboro, Sneads Ferry, and beyond. Staged homes photograph better, look warmer in virtual tours, and stand out among the competition.

For buyers who just searched “things to do near Camp Lejeune, NC” or who are weighing their options while getting PCS orders finalized, a staged home can tip the scales. It makes the property feel like a place to settle in, not just a building with empty walls.

Bottom line: if you’re PCSing and your home is going to be vacant, staging can be one of the smartest investments you make. It increases buyer interest, shortens time on market, and can ultimately net you more money at closing.

3. Professional Photography

In today’s market, professional photos aren’t just “nice to have”—they’re essential. With most buyers beginning their home search online, photos are the first impression your property makes. In Eastern North Carolina, where so many buyers are military families relocating due to PCS orders, photography plays an even bigger role.

Professional real estate photography typically costs between $150 and $300, with options to add drone shots, twilight photos, or full video tours. While this is a relatively small investment compared to your overall proceeds, it can make a massive difference in how your home is perceived.

Here’s why it matters in a PCS-heavy market:

• Remote Decision-Making – Many military buyers can’t attend showings in person. They may be making their decisions based on online photos and virtual tours alone. If your listing photos look dark, grainy, or rushed, those buyers may never even consider scheduling a showing.
• Highlighting Location – Drone photography can showcase how close your home is to Camp Lejeune, MCAS New River, local beaches, or attractions near Camp Lejeune. For families Googling “things to do near Camp Lejeune, NC,” seeing nearby amenities from above can make your home even more attractive.
• Standing Out from the Competition – Jacksonville, Swansboro, Sneads Ferry, and Hampstead all have competitive real estate markets. Listings with polished photography consistently get more clicks, more showings, and stronger offers.
• Emotional Connection – Professional photos capture the light, angles, and details that help buyers imagine themselves living in the space—especially when combined with staging.

For sellers PCSing from Camp Lejeune, professional photography ensures your property makes the strongest impression possible, even for buyers who may never set foot in the home until closing day.

4. Landscaping

Curb appeal matters—a lot. The exterior of your home is the very first thing buyers will see, both in online photos and when they pull up for a showing. If the yard looks rough, it can instantly turn buyers away, even if the inside is spotless.

For many military families relocating to the Jacksonville or Swansboro area, time is limited. They want a “move-in ready” feel since PCS orders don’t leave much room for major outdoor projects. A messy yard can feel like just another obstacle during an already stressful move, and that can make buyers pass on your home.

Here’s what to focus on:

• Repairing Damage – If your backyard has been dug up by your dog (hey, it happens), consider filling in holes and laying down fresh sod. A clean, safe yard is especially appealing for families with kids or pets.
• Front Yard Touch-Ups – Spruce up the front yard with simple updates like power washing the driveway and sidewalks, laying new mulch in flower beds, planting seasonal flowers, and trimming overgrown hedges. These small fixes go a long way in boosting curb appeal.
• Professional Landscaping – Depending on your property’s needs, costs can range from a few hundred dollars for touch-ups to $3,000+ for full landscaping jobs. A professional can help design a balanced, welcoming look that photographs beautifully and impresses buyers in person.

Buyers are judging before they even step inside. A well-kept yard signals pride of ownership and can give your home an edge in a competitive market.

5. Agent Commission

Commissions are always negotiable. Most agents have policies and service packages based on the seller’s needs, but in almost every transaction, commissions are the largest closing expense a seller will face.

While you are not required to cover the buyer’s agent compensation, it’s usually in your best interest to do so—especially in the Jacksonville, NC market where many buyers are using VA loans. These buyers already juggle closing costs, inspections, and moving expenses tied to PCSing. If they also had to pay their agent out of pocket, it could price them out of your home completely.

Offering a fair buyer agent commission can work in your favor:

1. Your property stands out – Listings that offer compensation get more visibility and traction from agents.
2. Eases the buyer’s financial load – Most buyers are already paying hefty closing costs and possibly a down payment. Covering their agent’s fee helps keep your home affordable to a wider pool.
3. Incentivizes buyer agents – Higher buyer agent commissions encourage agents to invest more time and effort showcasing your home over others.
4. Generates more interest – Competitive commissions can lead to more showings, more offers, and a faster sale.
5. Strengthens negotiations – Showing a willingness to cover this cost signals that you’re committed to a fair, smooth transaction.
6. Builds goodwill in the market – Fair compensation sends a positive message to agents and their clients, which can make them more confident presenting your home.

In a military-heavy market like ours, where PCS timelines are short and VA financing is common, offering buyer agent compensation can be the difference between your home sitting on the market or selling quickly at a strong price.

6. Taxes

Transfer taxes and potential capital gains taxes apply depending on your situation. For many military families PCSing from Camp Lejeune, exemptions may apply if you’ve lived in the home two of the last five years.

7. Closing Costs

Buyers typically cover most closing costs, but sellers in North Carolina often still have expenses to handle—such as title insurance, excise taxes, prorated property taxes, and potentially HOA fees. Here’s where things can get interesting for military moves:

If your buyer is using a VA loan, they’re limited in what closing costs they can pay. That means you, as the seller, may be asked to cover additional costs (like termite inspections or certain loan fees) to keep the deal alive. For some sellers, this feels like a burden. But here’s the thing—the VA buyer pool around Camp Lejeune is massive. By being prepared and flexible with these costs, you open your home to a much larger group of qualified buyers who have strong loan benefits and are highly motivated to close quickly.

Think of it as an investment in speed and certainty. PCS families don’t have the luxury of dragging out negotiations—they need to be under contract fast so they can settle in before reporting for duty. If you can make their path smoother by anticipating VA-related costs, you’ll position your home as the better choice in a competitive market.

8. Moving Expenses

No matter how you slice it, moving costs money. A local move might run around $2,000, while a long-distance relocation can hit $5,000 or more. And while the military covers a portion of PCS moves, there are always out-of-pocket expenses—extra storage, last-minute flights, rental trucks, or even hotel stays if there’s a gap between closing dates.

For sellers in the Jacksonville, NC area, here’s the kicker: your buyer is probably in the same boat. Military families PCSing from Camp Lejeune or arriving from another duty station are juggling the same logistics. The smoother your transaction, the easier it is for them to line up their housing and manage the chaos of moving.

Here’s a pro tip: if you know you’ll be PCSing, consider negotiating a rent-back agreement or flexible closing timeline with your buyer. This allows you to stay in the home a little longer while finalizing your own PCS logistics, and it gives the incoming family some breathing room too. A military real estate agent who understands these dynamics can help you structure a deal that keeps both sides sane—and saves you money on temporary housing or storage fees.

Preparing for the Costs of Selling Your Home

All of these costs can eat into your profits. If you’re selling your house because of a PCS move, or you’re an investor looking to maximize ROI, doing the math up front is key.

The Jacksonville, NC area has a steady flow of military families relocating to and from Camp Lejeune. This means there’s consistent demand, but also competition. Working with a military real estate agent who understands the local market—and knows how to position your property near attractions and things to do near Camp Lejeune, NC—can help you net more from your sale.

If you’re preparing to PCS from Camp Lejeune or simply selling your home in Jacksonville, NC, connect with a local military-focused agent who will walk you through the process step by step.