When you buy a home, you're purchasing the property itself — the structure and the land. But sometimes the sellers are also willing to part with things inside or attached to the home, and those negotiations can work in your favor if you handle them correctly.
What's Typically Included by Default
As a general rule, anything permanently attached to the home — built-in shelving, light fixtures, the dishwasher, a mounted TV bracket — is considered a fixture and typically stays with the home unless the seller specifically excludes it. Freestanding items like furniture, decorative pieces, or a basement pool table are personal property and don't automatically transfer.
Your purchase contract should spell out what's included. If something matters to you, it needs to be in writing.
Negotiating for Extras
There's no reason you can't ask. Sellers who are downsizing, moving out of state, or simply ready for a fresh start often find themselves with large or bulky items they'd rather not deal with. A sectional sofa that fits perfectly in your new living room might be more trouble to move than it's worth to them.
Bringing it up through your real estate agent is the cleanest approach. Don't expect to get things for free — most sellers will come back with a price — but that price is often below what you'd pay elsewhere, and avoiding the hassle of delivery or pickup can be worth something to both parties.
Can Personal Property Be Rolled Into Your Mortgage?
Generally, no — mortgage lenders finance real property, not furnishings. Personal property included in a transaction is typically paid outside the loan, either as a separate line item at closing or directly between the parties. Your lender can clarify what's allowable in your specific loan type, since the rules vary.
Whatever you negotiate, make sure it's documented in the purchase agreement with clear descriptions and agreed prices. Vague language leads to disagreements at closing.
A Practical Note
Before you get too attached to the idea of inheriting a home's contents, have the conversation early so both sides know what's on the table. The cleaner the contract, the smoother the closing.
If you have questions about what a lender can and can't include in your loan, our team at First Look is happy to walk you through the specifics.
