This can include title insurance, loan origination fees, appraisal and survey fees, etc.

I have found that no matter what these studies and surveys say- if you want to invest in a market outside of your own then you need to go there and spend a significant amount of time in that market.

When rei hedge funds are surveyed, the vast majority make most of their returns via appreciation.The new president elect says "real estate is an appreciation game" and if one is to believe his financial statements 80%-90% is "dead equity."

The 13th Annual Demographia International Housing Affordability Survey covers 406 metropolitan housing markets (metropolitan areas) in nine countries (Australia, Canada, China, Ireland, Japan, New Zealand, Singapore, the United Kingdom and the United States) for the third quarter of 2016.

Quick survey here.

The last time I assumed a mortgage (years ago) it saved survey costs, points, inspections, and other fees.

I feel like tons of the people I meet have moved in the last 10 (tones in the last 5) years mostly from Brooklyn (Park Slope being the top one in my informal survey) and places like Williamsburg, LIC, Hobboken and Manhattan.

@Karen Margrave  Yes as part of my "skin in the game" I already had lots divided, surveyed, and plans engineered.

I do not think I would ever incur the transaction costs of switching residence unless there were immediate upside on the new place. 7-10% disappears in agent fees, loan fees, moving expenses, surveys, insurance, etc. 

I have done the appraisal, inspection, survey. etc.