Beyond the Price Tag: 5 hidden costs of moving up to a luxury home in West Knoxville 🏡✨

(AKA: the stuff nobody brags about on Instagram… but you still need to budget for.)

If you’re eyeing that “finally made it” move-up home in West Knoxville or Farragut—bigger lot, better schools, a kitchen that looks like it came straight out of HGTV—I get it. Luxury homes are fun. They’re also… a little sneaky.

Because the sales price is only the cover charge. The real costs show up after you move in, unpack your “we’re so grown up now” boxes, and the first round of bills comes due. 😅

So here are 5 hidden costs I want my move-up buyers to plan for before they fall in love with the vaulted ceilings and resort-style backyard.

1) HOA Fees (and surprise neighborhood standards) 🏘️

A lot of West Knoxville/Farragut luxury neighborhoods come with an HOA. And HOAs aren’t automatically bad—many are the reason the neighborhood looks amazing year after year. But they can absolutely change your monthly math.

What can the HOA cost you?

• Monthly or annual dues (sometimes modest, sometimes “wait… WHAT?”)

• Special assessments (big projects = extra money due from homeowners)

• Approval requirements for: fences, sheds, paint colors, landscaping changes, even what kind of basketball goal you can have

What to ask before you buy:

• What are the dues right now?

• Have there been special assessments in the last 3–5 years?

• What does the HOA actually cover (pool, clubhouse, landscaping, private roads, security gates)?

• Any restrictions that would mess with your lifestyle? (fencing a yard for dogs, adding a privacy hedge, parking a boat, etc.)

Hilary tip: If the neighborhood has amenities you’ll use weekly—pool, clubhouse, tennis, walking trails—HOA fees can feel worth it. If you’ll never touch them… it’s like paying for a gym membership you don’t use. 💀

2) Property Taxes (the 'welcome to a higher bracket' bill) 📬

When your home value goes up, your property taxes usually go up too. This one isn’t dramatic… until it hits your escrow and your mortgage payment changes.

Where people get surprised:

• They focus on principal + interest and forget taxes + insurance can swing the monthly payment a lot

• Escrow can get recalculated after a new assessment or tax rate change

• New construction can have “starter” taxes early on, and then the full value catches up later

Budget reality check:

• A higher home price generally means a higher assessed value.

• A bigger lot or premium location can raise the tax picture too

• If you’re moving from an older home into a newer or upgraded property, taxes can feel like they jumped a level overnight 🎮

Hilary tip: I like to estimate taxes conservatively—assume they’ll be a little higher than the listing implies—so you don’t get blindsided after closing.

3) Insurance gets bigger (and sometimes… picky) 🛡️

Luxury homes often have: higher replacement costs, more square footage, nicer finishes, sometimes pools, sometimes outbuildings—and insurance companies notice.

Why insurance may increase:

• Higher rebuild cost (materials + labor aren’t cheap, and they’re not getting cheaper)

• Premium features: pools, outdoor kitchens, fireplaces, specialty roofing

• More valuables and higher coverage limits

• Some companies require extra coverage (umbrella policies) at certain price points

Common extras:

• Pool coverage requirements

• Higher deductibles for wind/hail (depending on policy)

• Appraisals or inspections for certain homes

Hilary tip: Before you write an offer, get an insurance quote with the address and basic specs. Don’t “guesstimate” this one. Insurance loves to humble people. 😅

4) Utilities + maintenance scale up (big house = big appetite) ⚡💧

This is the sneakiest one because it doesn’t show up at closing—it shows up every month.

When you move up in West Knoxville, you’re often getting:

• More square footage

• More windows (beautiful… and also heat/cool leaks if older)

• Higher ceilings

• Extra HVAC zones

• More outdoor space to water and maintain

Utility costs can rise because of:

• HVAC usage (especially summer humidity + winter snaps)

• Multiple water heaters or larger units

• Irrigation systems (or just keeping landscaping alive)

• Pools/hot tubs (electric + chemicals + water)

Maintenance costs that grow with the house:

• Landscaping (mowing, trimming, mulch, seasonal plantings)

• Pest control (bigger perimeter)

• More surfaces to repair, paint, clean, and replace

• Roof, gutters, windows, driveway—everything is bigger, so the bill is bigger

Hilary tip: I tell people: don’t budget “'like your old house'. Budget like you’re feeding a small dinosaur. 🦖

5) “Lifestyle creep” costs (the one nobody admits) 🛋️🍷

This is the real truth bomb. The house gets nicer… and suddenly everything else wants to level up too.

Examples I see all the time:

• Furniture that fits the space (your old sectional looks like a toy in a big great room)

• Window treatments (tall windows = tall price tags)

• Decor + lighting upgrades (big, open spaces need mood lighting to feel cozy and magazine-worthy).

• Smart home systems, cameras, speakers, routers (bigger home needs better coverage)

• Outdoor living upgrades: patio furniture, fire pit, grills, landscaping glow-ups

And if you’re moving into a neighborhood where everyone’s house looks magazine-ready, the pressure is real. Not because anyone is mean—because you want your home to match the vibe.

Hilary tip: You don’t have to do everything in year one. Move in. Live in it. Then upgrade strategically. Upgrade your most lived-in spaces first. Your bank account will thank you—and you’ll make better design decisions after you understand how you actually use the space.

A quick 'move-up budget' checklist ✅

If you want to avoid the post-closing “why is everything so expensive?” spiral, here’s what I recommend you build into your plan:

• HOA dues (and a little buffer for increases)

• Property taxes (estimate slightly higher than current)

• Homeowners insurance quote (before you commit)

• Utilities estimate (ask for average bills if available)

• Maintenance fund (set aside monthly—future you will be thrilled)

• One-time setup costs: blinds, furniture, landscaping tweaks, moving costs

Bottom line: luxury is amazing… when it’s planned well 💛

Moving up in West Knoxville or Farragut can be one of the best decisions you make—more space, better lifestyle, stronger long-term enjoyment, and yes… often strong resale appeal too.

But the best move-up buyers aren’t the ones who can buy the house.They’re the ones who can buy it comfortably—with eyes wide open.

If you want, tell me your rough budget range and what neighborhoods you’re considering, and I’ll help you stress-test the real monthly cost (not just the shiny list price). Because luxury should feel like a glow-up… not a financial jump scare. 😄