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Closing Costs
Ana sells dream homes by day and hides her desires by night—until one dangerously magnetic client threatens to unravel everything. Steamy midlife romance meets romantic suspense in this emotional story of forbidden attraction, hidden desire, and the price of starting over.
Everyone Has a Price. Some Just Hide It Better Behind the Front Door.
Ana is a polished real estate agent with a hidden edge. She's made a name for herself selling homes, moving keys, and keeping quiet. Discretion is her currency and she’s fluent in the truths that live behind even the most polished front doors.
But when a dangerously magnetic client steps into her world, everything she thought she had under control begins to unravel.
What begins as a professional connection spirals into something deeper, darker, and far more dangerous. As lines blur and tension rises, Ana’s closest friends are facing reckonings of their own—love that no longer fits, guilt that won’t let go, and desires they can no longer deny.
And while they navigate desire, guilt, and their second chapters in life — a long-ago tragedy haunts their reinvention.
Set against a backdrop of picture perfect homes, hidden affairs, and whispered truths.
If you love romance with risk, heat, and heart—Closing Costs will keep you turning the pages late into the night.
Everyone Has a Price. Some Just Hide It Better Behind the Front Door.
Ana is a polished real estate agent with a hidden edge. She's made a name for herself selling homes, moving keys, and keeping quiet. Discretion is her currency and she’s fluent in the truths that live behind even the most polished front doors.
But when a dangerously magnetic client steps into her world, everything she thought she had under control begins to unravel.
What begins as a professional connection spirals into something deeper, darker, and far more dangerous. As lines blur and tension rises, Ana’s closest friends are facing reckonings of their own—love that no longer fits, guilt that won’t let go, and desires they can no longer deny.
And while they navigate desire, guilt, and their second chapters in life — a long-ago tragedy haunts their reinvention.
Set against a backdrop of picture perfect homes, hidden affairs, and whispered truths.
If you love romance with risk, heat, and heart—Closing Costs will keep you turning the pages late into the night.
- GenresRomance
399 pages, Paperback
First published August 5, 2025
About the author
Janie Steele
1 book34 followersJanie Steele began writing as a child, turning to words as a quiet escape. Over the years, characters and fragments of truth have continued to follow her—moments that speak to the ache, contradictions, and resilience within us all.
While Closing Costs marks her debut published novel, her stories have been forming for decades and will unfold one by one. Among them is The Sad Café—a raw and evocative reflection on the world that shaped her, growing up in the fractured foster care system in the eighties.
A storyteller shaped by love, grit, and a quiet ache for a passion that waited patiently for her.
While Closing Costs marks her debut published novel, her stories have been forming for decades and will unfold one by one. Among them is The Sad Café—a raw and evocative reflection on the world that shaped her, growing up in the fractured foster care system in the eighties.
A storyteller shaped by love, grit, and a quiet ache for a passion that waited patiently for her.
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Displaying 1 - 30 of 41 reviews
Did Not Finish
February 9, 2026I went into this one expecting tension, secrecy, and a little danger wrapped in romance, but from the very start I felt like I was swimming upstream. I only made it about 10% in before I decided to DNF, and honestly, it wasn’t a snap decision—it was more like a slow realization that I was working too hard just to stay oriented.
The biggest hurdle for me was the writing itself. The flow felt rough, with missing or unclear punctuation and grammar that kept pulling me out of the story. I had to stop more than once to reread lines just to figure out who was talking or whose thoughts I was in. Perspective shifts also happened mid-chapter without much warning, which made it difficult to stay grounded in any one character’s head.
Tone-wise, there is an undercurrent of intrigue and heat here, and I can somewhat see what the author was aiming for—messy emotions, hidden desires, complicated adult lives. There’s definitely an audience that will enjoy the relationship dynamics and layered personal drama. The premise itself has bite, and the idea of polished exteriors hiding complicated truths is a strong hook.
But for me, I went in expecting the emotional center to stay closely anchored on one main character, and instead the early focus leaned heavily into multiple affairs and relationship betrayals. Cheating-centered storylines just aren’t my thing, and once I realized how prominent that thread was going to be, it took away my motivation to keep going. That’s a personal taste issue more than a craft issue, but it was the deciding factor in setting it down.
Overall, this one just didn’t click with me in execution or content preference.
A huge thank you to Netgalley and Janie Steel for allowing me to read this arc. These are all my honest opinions in this review.
The biggest hurdle for me was the writing itself. The flow felt rough, with missing or unclear punctuation and grammar that kept pulling me out of the story. I had to stop more than once to reread lines just to figure out who was talking or whose thoughts I was in. Perspective shifts also happened mid-chapter without much warning, which made it difficult to stay grounded in any one character’s head.
Tone-wise, there is an undercurrent of intrigue and heat here, and I can somewhat see what the author was aiming for—messy emotions, hidden desires, complicated adult lives. There’s definitely an audience that will enjoy the relationship dynamics and layered personal drama. The premise itself has bite, and the idea of polished exteriors hiding complicated truths is a strong hook.
But for me, I went in expecting the emotional center to stay closely anchored on one main character, and instead the early focus leaned heavily into multiple affairs and relationship betrayals. Cheating-centered storylines just aren’t my thing, and once I realized how prominent that thread was going to be, it took away my motivation to keep going. That’s a personal taste issue more than a craft issue, but it was the deciding factor in setting it down.
Overall, this one just didn’t click with me in execution or content preference.
A huge thank you to Netgalley and Janie Steel for allowing me to read this arc. These are all my honest opinions in this review.
June 23, 2026
3.5 Rounded up
I went into Closing Costs by Janie Steele with zero expectations, flying by the seat of my pants forgoing the book description all together. I really was pulled in visually to the cover art initially. The colors in the background of the couple drew me, along with the skeleton key, really hoping it represented some angst in their story thatI can get behind. I was both very right and wrong. From my perspective, again just mine after finishing, Closing Costs follows three friends, Ana, Marcie and Michele, all three coming into themselves in the second half of their lives, each in a different and not always pretty road they are choosing to take to get there. At times the flashbacks could be a tad confusing to the present timeline, I claim this as a me thing…middle of old age does that to you. But I was always able to acclimate myself and follow the authors path. I will say, more than once I felt the author got off track from the core of the story (the one I was reading about the three friends) of the friends and Ana especially. She was the glue between the three women bringing, and keeping them together. There is a love interest, David, but at first you’re not sure who he is going to be a love interest of between the friends. By the end there is a clear winner, if that is the right choice of wording. David liked being mysterious but it just made me feel like he was a liar, though he was honest about his wife. The whole town knew about his situation. The authors representation of motherhood and marriage being hard was spot on. It’s a universal feeling as a woman to not be appreciated, and she didn’t sugarcoat their wine nights where they just let loose and be themselves. Raunchy and fun loving, middle aged women, complaining about life, love and kids…yet still being honored to have those things. Our girls may have been confused with where to go in this next chapter, but they weren’t written as fragile flowers. That’s a nice change. After reading I read some reviews that talked about the “mystery and suspense” and I just went huh? The only mystery I had was what did David have packing that made the whole ladies population in town want to get down with him? Which as I said earlier, I focused on the ladies and their friendship, their insecurities and their choices which at times made them unlikable. The ending was a fade to black…sequel or use your imagination ending… not my favorite but I’ll read the next book to see where our lovely ladies end up. Oh and David with his magic package too. Thanks to NetGalley for this ARC, my opinion are my own so take them with a grain of salt, but I recommend for someone who doesn’t mind reading damaged people doing life.
I went into Closing Costs by Janie Steele with zero expectations, flying by the seat of my pants forgoing the book description all together. I really was pulled in visually to the cover art initially. The colors in the background of the couple drew me, along with the skeleton key, really hoping it represented some angst in their story thatI can get behind. I was both very right and wrong. From my perspective, again just mine after finishing, Closing Costs follows three friends, Ana, Marcie and Michele, all three coming into themselves in the second half of their lives, each in a different and not always pretty road they are choosing to take to get there. At times the flashbacks could be a tad confusing to the present timeline, I claim this as a me thing…middle of old age does that to you. But I was always able to acclimate myself and follow the authors path. I will say, more than once I felt the author got off track from the core of the story (the one I was reading about the three friends) of the friends and Ana especially. She was the glue between the three women bringing, and keeping them together. There is a love interest, David, but at first you’re not sure who he is going to be a love interest of between the friends. By the end there is a clear winner, if that is the right choice of wording. David liked being mysterious but it just made me feel like he was a liar, though he was honest about his wife. The whole town knew about his situation. The authors representation of motherhood and marriage being hard was spot on. It’s a universal feeling as a woman to not be appreciated, and she didn’t sugarcoat their wine nights where they just let loose and be themselves. Raunchy and fun loving, middle aged women, complaining about life, love and kids…yet still being honored to have those things. Our girls may have been confused with where to go in this next chapter, but they weren’t written as fragile flowers. That’s a nice change. After reading I read some reviews that talked about the “mystery and suspense” and I just went huh? The only mystery I had was what did David have packing that made the whole ladies population in town want to get down with him? Which as I said earlier, I focused on the ladies and their friendship, their insecurities and their choices which at times made them unlikable. The ending was a fade to black…sequel or use your imagination ending… not my favorite but I’ll read the next book to see where our lovely ladies end up. Oh and David with his magic package too. Thanks to NetGalley for this ARC, my opinion are my own so take them with a grain of salt, but I recommend for someone who doesn’t mind reading damaged people doing life.
January 17, 2026
DNF at 5%. I won a physical copy of this book in a Goodreads giveaway and was very excited to give it a read. Unfortunately I only got as far as page 20 before I had to dnf. The author wrote “wah-lah” (instead of the correctly spelled “voila”) and after several other awkwardly phrased sentences that was final nail in my dnf coffin.
March 15, 2026
How well does one really know someone else? We all have parts of ourselves that we don’t show others. In “Closing Costs”, by Janine Steele, Ana is a realtor in a small town in Ohio. She’s earned the reputation of being able to keep a confidence, so people open up and talk to her. Ana has the scoop on most things happening in town. Who’s doing what with whom. Which couple wasn’t going to make it. Whose kids were getting into trouble. Then a new handsome man moves into town and everything is stirred up.
I was disappointed with this book. It was difficult to follow conversations as the grammar and editing seemed off. The interactions between the women friends in the town were lacking depth. It seemed like the smut was written just so it would be there and didn’t move the storyline along. The points of view changed throughout the book without much warning. I was not pleased with the books ending. The readers is left hanging without knowing what happened. When I read a book in this genera, I want to have a good ending. If it was a mystery or suspense the current ending would be acceptable. I almost feel like I wasted my time reading this book.
I want to thank Janine Steele and NetGalley for the complimentary eARC of this book and for allowing me to review it on NetGalley. All opinions are my own.
#ClosingCosts
#SteeleInk
#NetGalley
#Romance
I was disappointed with this book. It was difficult to follow conversations as the grammar and editing seemed off. The interactions between the women friends in the town were lacking depth. It seemed like the smut was written just so it would be there and didn’t move the storyline along. The points of view changed throughout the book without much warning. I was not pleased with the books ending. The readers is left hanging without knowing what happened. When I read a book in this genera, I want to have a good ending. If it was a mystery or suspense the current ending would be acceptable. I almost feel like I wasted my time reading this book.
I want to thank Janine Steele and NetGalley for the complimentary eARC of this book and for allowing me to review it on NetGalley. All opinions are my own.
#ClosingCosts
#SteeleInk
#NetGalley
#Romance
January 22, 2026
2.5 stars approximated to 3 stars
This is an easy read so let me say what works and what doesn’t.
What Rocked
1. Even though it’s part of a series, it can be read as a standalone.
2. The story is easy to follow.
3. The SMUT is SMUTINGGG
What Sucked
1. The latter half is better than the former, so it does get better, but only at the end.
2. It stressed my poor editor brain with the tenses, really bad punctuation and multiple points of view without any real demarcation or distinction. Sometimes, it went from past tense to present tense in the same paragraph. Sometimes it felt like an omniscient narrator, and at other times, it felt like first person.
3. The way it ends abruptly just as the story is getting under your skin in the best way possible. I know there’s meant to be a third part, but yeah, that’s it.
So, it’s a 50-50 for me.
This is an easy read so let me say what works and what doesn’t.
What Rocked
1. Even though it’s part of a series, it can be read as a standalone.
2. The story is easy to follow.
3. The SMUT is SMUTINGGG
What Sucked
1. The latter half is better than the former, so it does get better, but only at the end.
2. It stressed my poor editor brain with the tenses, really bad punctuation and multiple points of view without any real demarcation or distinction. Sometimes, it went from past tense to present tense in the same paragraph. Sometimes it felt like an omniscient narrator, and at other times, it felt like first person.
3. The way it ends abruptly just as the story is getting under your skin in the best way possible. I know there’s meant to be a third part, but yeah, that’s it.
So, it’s a 50-50 for me.
December 11, 2025
I received this book as a Goodreads giveaway. Only made it to page 71. It was boring. I couldn't get into it. Superficial facts without a real story.
May 1, 2026
Closing Costs is one of those stories that pulls you in quietly and then hits you with far more emotional depth than you expected. On the surface, it’s a steamy midlife romance wrapped in suburban glamour, but underneath the polished front doors and perfect staging is a story about reinvention, desire, guilt, and the messy truths people hide even from themselves.
Ana is such a compelling protagonist, polished, controlled, and deeply human. The contrast between her professional poise and the private edges she tries to keep tucked away makes her easy to root for. When a dangerously magnetic client steps into her life, the tension feels immediate and believable. Their connection isn’t just physical; it’s layered with risk, longing, and the kind of emotional pull that forces a person to confront the parts of themselves they’ve been avoiding.
What surprised me most was how much heart this story has. Yes, it’s sexy and suspenseful, but it’s also about friendship, second chances, and the emotional cost of starting over. The side characters aren’t just filler, they’re navigating their own reckonings, and their struggles add weight to the central story. The threads of past tragedy woven through the narrative give it a haunting undertone that lingers.
The writing is smooth and atmospheric, with just enough heat to keep the pages turning and enough emotional honesty to make the characters feel real. At times the drama spikes quickly, but it fits the world Steele builds, a place where perfect homes hide imperfect lives.
If you enjoy romance with risk, heat, and a touch of suspense, especially stories centered on women reinventing themselves in midlife, this one is absolutely worth picking up.
Thank you to NetGalley and the publisher for the advance copy in exchange for an honest review.
Ana is such a compelling protagonist, polished, controlled, and deeply human. The contrast between her professional poise and the private edges she tries to keep tucked away makes her easy to root for. When a dangerously magnetic client steps into her life, the tension feels immediate and believable. Their connection isn’t just physical; it’s layered with risk, longing, and the kind of emotional pull that forces a person to confront the parts of themselves they’ve been avoiding.
What surprised me most was how much heart this story has. Yes, it’s sexy and suspenseful, but it’s also about friendship, second chances, and the emotional cost of starting over. The side characters aren’t just filler, they’re navigating their own reckonings, and their struggles add weight to the central story. The threads of past tragedy woven through the narrative give it a haunting undertone that lingers.
The writing is smooth and atmospheric, with just enough heat to keep the pages turning and enough emotional honesty to make the characters feel real. At times the drama spikes quickly, but it fits the world Steele builds, a place where perfect homes hide imperfect lives.
If you enjoy romance with risk, heat, and a touch of suspense, especially stories centered on women reinventing themselves in midlife, this one is absolutely worth picking up.
Thank you to NetGalley and the publisher for the advance copy in exchange for an honest review.
December 24, 2025
Thank you to NetGalley and @Janie.Steele.Real for this ARC in exchange for an honest review.
Closing Costs has one of the tropes that I truly hate, INFIDELITY. Oh, I truly hate this trope, but I have to say that Janie Steele wrote it in a way that I truly enjoyed.
Closing Costs follows Ana, a successful real estate agent who’s great at selling beautiful homes and even better at keeping her emotional life tucked away. I really liked reading about a midlife FMC who looks completely put together on the outside but is quietly unraveling behind closed doors. And if you read a lot of romance, you know that usually the FMCs are in their 20s, so this was truly refreshing. The contrast between the pristine, beautiful houses and her messy inner world was easily my favorite part of the story.
The romance is a bit steamy, but it’s also heavy on tension. The chemistry feels risky and complicated in a way that fits the tone of the book really well. This isn’t a light, feel good love story, it’s more about desire, bad timing, and choices that come with real consequences. I also enjoyed the friend group and watching each woman deal with her own second chapter struggles, though a few of those side storylines felt like they could’ve been explored a bit more. I also didn't love the fact that the MMC was a skanky ho!!! Yes, I said it!!!
Closing Costs is an engaging, sexy, slightly dangerous book that truly kept me invested from start to finished even though I don't love stories told in the 3rd person.
If you like romance that’s mature, messy, and willing to sit with uncomfortable situations and emotions, this is the book for you. Definitely a “just one more chapter” kind of book.
4 Stars!
#ClosingCosts, #JanieSteele, #InfidelitySucks, #NetGalley
Closing Costs has one of the tropes that I truly hate, INFIDELITY. Oh, I truly hate this trope, but I have to say that Janie Steele wrote it in a way that I truly enjoyed.
Closing Costs follows Ana, a successful real estate agent who’s great at selling beautiful homes and even better at keeping her emotional life tucked away. I really liked reading about a midlife FMC who looks completely put together on the outside but is quietly unraveling behind closed doors. And if you read a lot of romance, you know that usually the FMCs are in their 20s, so this was truly refreshing. The contrast between the pristine, beautiful houses and her messy inner world was easily my favorite part of the story.
The romance is a bit steamy, but it’s also heavy on tension. The chemistry feels risky and complicated in a way that fits the tone of the book really well. This isn’t a light, feel good love story, it’s more about desire, bad timing, and choices that come with real consequences. I also enjoyed the friend group and watching each woman deal with her own second chapter struggles, though a few of those side storylines felt like they could’ve been explored a bit more. I also didn't love the fact that the MMC was a skanky ho!!! Yes, I said it!!!
Closing Costs is an engaging, sexy, slightly dangerous book that truly kept me invested from start to finished even though I don't love stories told in the 3rd person.
If you like romance that’s mature, messy, and willing to sit with uncomfortable situations and emotions, this is the book for you. Definitely a “just one more chapter” kind of book.
4 Stars!
#ClosingCosts, #JanieSteele, #InfidelitySucks, #NetGalley
November 22, 2025
Closing Costs is the kind of midlife romantic suspense that looks classy on the outside but absolutely knows what it’s doing behind closed doors. Janie Steele gives us a slow-burn thriller wrapped in mature spice, messy friendships, questionable decisions, and enough sexual tension to fog up a freshly staged listing.
Ana might look polished and professional, but her life has more cracks than a fixer-upper, and Steele isn’t afraid to let every secret, desire, and bad habit crawl out of the crawlspace. The writing is sharp, atmospheric, and surprisingly sultry—like someone slipped romance and suspense into the same room and said, “Figure it out.”
Fair warning: the beginning juggles so many POVs that I needed a mental spreadsheet to remember who was sleeping with whom. But once the story settles in? Whew. The tension builds, the steam heats up, and the drama gets juicier than a disclosure form with missing pages. And THAT ending? Absolutely launched me into the nearest wall. I was not prepared.
Is it chaotic? Yes.
Is it spicy? Oh absolutely.
Did I yell “EXCUSE ME?!” at the final twist? More than once.
If you like your midlife romance messy, your suspense twisty, and your characters one bad decision away from a group intervention, this one might just be your next obsession.
Thanks to NetGalley and the publisher—my jaw is still on the floor.
Ana might look polished and professional, but her life has more cracks than a fixer-upper, and Steele isn’t afraid to let every secret, desire, and bad habit crawl out of the crawlspace. The writing is sharp, atmospheric, and surprisingly sultry—like someone slipped romance and suspense into the same room and said, “Figure it out.”
Fair warning: the beginning juggles so many POVs that I needed a mental spreadsheet to remember who was sleeping with whom. But once the story settles in? Whew. The tension builds, the steam heats up, and the drama gets juicier than a disclosure form with missing pages. And THAT ending? Absolutely launched me into the nearest wall. I was not prepared.
Is it chaotic? Yes.
Is it spicy? Oh absolutely.
Did I yell “EXCUSE ME?!” at the final twist? More than once.
If you like your midlife romance messy, your suspense twisty, and your characters one bad decision away from a group intervention, this one might just be your next obsession.
Thanks to NetGalley and the publisher—my jaw is still on the floor.
December 14, 2025
Closing Costs surprised me in the best way. I thought I knew what kind of story I was stepping into, a midlife woman, a little romance, a little chaos. But it’s a lot fresher than that. The real estate angle feels different and fun, and the voice is so real it almost feels like you’re listening to a friend tell you what really happened instead of reading a novel.
And the heat just sneaks up on you. It’s not constant or over the top, but when the chemistry hits, it really hits. There’s this slow-burn tension that builds quietly until suddenly you’re very aware that you’re hooked on it and the characters, emotionally and otherwise. It’s honest, messy, and actually feels like midlife desire instead of some polished fantasy, which I loved.
Then there’s the mystery. I didn’t expect it to be as surprising as it was, especially because the book is so grounded in real life. But the clues stack in such a subtle way that when the twist comes, it actually lands. It turns the story into something deeper and more gripping than I thought it would be. Overall, it’s a fresh, addictive mix of emotion, heat, and “wait, what just happened?” that kept me thinking about it long after I finished. I loved this book and can;t wait for more form this author. Maybe a movie!! I want to see David on the big screen!!!
And the heat just sneaks up on you. It’s not constant or over the top, but when the chemistry hits, it really hits. There’s this slow-burn tension that builds quietly until suddenly you’re very aware that you’re hooked on it and the characters, emotionally and otherwise. It’s honest, messy, and actually feels like midlife desire instead of some polished fantasy, which I loved.
Then there’s the mystery. I didn’t expect it to be as surprising as it was, especially because the book is so grounded in real life. But the clues stack in such a subtle way that when the twist comes, it actually lands. It turns the story into something deeper and more gripping than I thought it would be. Overall, it’s a fresh, addictive mix of emotion, heat, and “wait, what just happened?” that kept me thinking about it long after I finished. I loved this book and can;t wait for more form this author. Maybe a movie!! I want to see David on the big screen!!!
December 16, 2025
Closing Costs really pulled me in. There are so many layered stories going on, my kind of thing. Past, present, I loved it. The tension builds steadily, and just when you think you have a handle on things, the story shifts again. One minute you're in an awful state of angst and the next you're falling in love with David and Ana's pull and love story!
The characters feel messy and real, which made me feel normal in the best way. I loved the secrets and even not knowing much about the main character, Ana, you just know there is some heavy there. The Marcie story? Wow. That had me in tears! The pacing stays tight, the writing is so simple in a good way. I was on edge waiting for what? what? that has to mean something. And it did.
The romance (HEAT!) is fantastic. It is mature but also so sweet. The writer drops in little real world day dreams of what women want. The mystery is so good. You don't expect it or the story to wrap around one big mystery the way it does. I totally bought into David and what the draw is which made the big mystery even more satisfying.
You realize at the end how many clues you missed about what to think. It's a story and then another story and then you're realizing a lot was written and left open and unknown for part two! Which I can't wait for!! What in the world is going on with that mystery revealed? I need to know!!!
The characters feel messy and real, which made me feel normal in the best way. I loved the secrets and even not knowing much about the main character, Ana, you just know there is some heavy there. The Marcie story? Wow. That had me in tears! The pacing stays tight, the writing is so simple in a good way. I was on edge waiting for what? what? that has to mean something. And it did.
The romance (HEAT!) is fantastic. It is mature but also so sweet. The writer drops in little real world day dreams of what women want. The mystery is so good. You don't expect it or the story to wrap around one big mystery the way it does. I totally bought into David and what the draw is which made the big mystery even more satisfying.
You realize at the end how many clues you missed about what to think. It's a story and then another story and then you're realizing a lot was written and left open and unknown for part two! Which I can't wait for!! What in the world is going on with that mystery revealed? I need to know!!!
January 8, 2026
This book really threw me (in a great way). I assumed I was picking up one kind of story, but it ended up being smarter, more layered, and way more enjoyable than I planned for.
I loved the real estate angle — it’s not just decoration, it actually gives the book its own personality. The voice is the standout for me. It reads like a real person talking, not like a formula. That made the emotional moments hit harder because it felt honest, not performed.
The chemistry is fabtastic. It shows up in a way that feels believable. The erotica is not small by any means, but it is so real that it didn't feel crazy dirty or trashy. I love it's older women finally! I felt like I was was Ana at times, and then Marcie, and then Michelle. So simple in their roles but so "real life" full of angst and crazy!
And the mystery? That part genuinely surprised me. It creeps in gently behind the scenes, stacking clue by clue without hijacking the book’s core. When the twist finally shows itself, it clicks into place instead of feeling dropped in at random.
I finished the book entertained, impressed, and already wanting the next one. Five stars for me. I’d read more from Janie Steele without thinking twice and honestly, a screen version would be fun to watch someday.
I loved the real estate angle — it’s not just decoration, it actually gives the book its own personality. The voice is the standout for me. It reads like a real person talking, not like a formula. That made the emotional moments hit harder because it felt honest, not performed.
The chemistry is fabtastic. It shows up in a way that feels believable. The erotica is not small by any means, but it is so real that it didn't feel crazy dirty or trashy. I love it's older women finally! I felt like I was was Ana at times, and then Marcie, and then Michelle. So simple in their roles but so "real life" full of angst and crazy!
And the mystery? That part genuinely surprised me. It creeps in gently behind the scenes, stacking clue by clue without hijacking the book’s core. When the twist finally shows itself, it clicks into place instead of feeling dropped in at random.
I finished the book entertained, impressed, and already wanting the next one. Five stars for me. I’d read more from Janie Steele without thinking twice and honestly, a screen version would be fun to watch someday.
September 5, 2025
Jaw-dropping twists, sizzling tension, and unforgettable characters—Janie Steele delivers!
Closing Costs is the kind of book that grabs you by the collar and doesn’t let go. From the very first page, I was hooked by Ana—an elegant real estate agent with secrets simmering just beneath the surface. What begins as a polished professional life quickly spirals into a seductive, suspenseful ride filled with forbidden attraction, emotional reckoning, and a plot twist that made my jaw literally drop.
This story is spicy in all the right ways—sensual, smart, and emotionally charged. Steele masterfully blends midlife romance, real estate drama, and the kind of female friendship that’s messy, raw, and real. Her writing style is effortless and fun, making even the darkest turns feel electric. I couldn’t stop turning the pages, and now I’m counting down the days until the next book.
If you love character-driven drama with heat, heart, and high stakes, Closing Costs is your next obsession. Janie Steele is an amazing author, and this book proves it: behind every perfect life is a cost—and I was absolutely here for it.
Closing Costs is the kind of book that grabs you by the collar and doesn’t let go. From the very first page, I was hooked by Ana—an elegant real estate agent with secrets simmering just beneath the surface. What begins as a polished professional life quickly spirals into a seductive, suspenseful ride filled with forbidden attraction, emotional reckoning, and a plot twist that made my jaw literally drop.
This story is spicy in all the right ways—sensual, smart, and emotionally charged. Steele masterfully blends midlife romance, real estate drama, and the kind of female friendship that’s messy, raw, and real. Her writing style is effortless and fun, making even the darkest turns feel electric. I couldn’t stop turning the pages, and now I’m counting down the days until the next book.
If you love character-driven drama with heat, heart, and high stakes, Closing Costs is your next obsession. Janie Steele is an amazing author, and this book proves it: behind every perfect life is a cost—and I was absolutely here for it.
January 13, 2026
I didn’t expect Closing Costs to pull me in the way it did. It feels current and lived-in, not like a “midlife story” trying to prove a point. The real estate angle is actually clever and fresh, and the narration feels natural—like someone telling you the story over a drink, not performing for an audience.
Nothing feels forced or constant, there are a few really good stories going on, but life is kept real within them. The chemistry hits hard! It feels grown, complicated, and honest. Desire with history behind it, not fantasy gloss. I love that the women are my age!! Not the typical young young young!
What really surprised me was the suspense. I wasn’t expecting the story to shift the way it did, but the clues are woven in so quietly that the payoff works. By the end, I realized I was fully invested, emotionally and otherwise. This book stayed with me after I finished, and I’d absolutely read whatever this author writes next.
Also… this would make a great movie. David, casting call when? Loved him. It took a minute, but damn, then I couldn't not love him!! A fun, super wonderful story for women of all ages, but definitely appreciate it is about women my age!!
Nothing feels forced or constant, there are a few really good stories going on, but life is kept real within them. The chemistry hits hard! It feels grown, complicated, and honest. Desire with history behind it, not fantasy gloss. I love that the women are my age!! Not the typical young young young!
What really surprised me was the suspense. I wasn’t expecting the story to shift the way it did, but the clues are woven in so quietly that the payoff works. By the end, I realized I was fully invested, emotionally and otherwise. This book stayed with me after I finished, and I’d absolutely read whatever this author writes next.
Also… this would make a great movie. David, casting call when? Loved him. It took a minute, but damn, then I couldn't not love him!! A fun, super wonderful story for women of all ages, but definitely appreciate it is about women my age!!
April 7, 2026
Thank you very much Janie Steele and NetGalley for the opportunity to review this ARC copy.
This story had an intriguing premise and definite potential, especially for readers who enjoy emotionally intense, dramatic dynamics. The central relationship and themes lean into a heightened, almost soap-opera style of storytelling, which will likely appeal to a specific audience looking for that kind of experience.
For me personally, I found it a bit difficult to fully connect with the narrative. At times, the dialogue and pacing felt repetitive, and I occasionally lost track of the perspective and flow of conversations. The characters and their motivations didn’t fully resonate with me, which made it harder to stay immersed in the story.
The ending also felt somewhat abrupt, and readers who prefer more resolution may want to be aware that the story leans toward a continuation.
That said, while it ultimately wasn’t the right fit for me, I can see this working well for readers who enjoy dramatic, relationship-driven stories with strong emotional tension.
I received an advance review copy for free and I am leaving this review voluntarily.
This story had an intriguing premise and definite potential, especially for readers who enjoy emotionally intense, dramatic dynamics. The central relationship and themes lean into a heightened, almost soap-opera style of storytelling, which will likely appeal to a specific audience looking for that kind of experience.
For me personally, I found it a bit difficult to fully connect with the narrative. At times, the dialogue and pacing felt repetitive, and I occasionally lost track of the perspective and flow of conversations. The characters and their motivations didn’t fully resonate with me, which made it harder to stay immersed in the story.
The ending also felt somewhat abrupt, and readers who prefer more resolution may want to be aware that the story leans toward a continuation.
That said, while it ultimately wasn’t the right fit for me, I can see this working well for readers who enjoy dramatic, relationship-driven stories with strong emotional tension.
I received an advance review copy for free and I am leaving this review voluntarily.
November 21, 2025
Closing Costs is one of those thrillers that sneaks up on you—not with loud twists, but with a slow-burn tension that tightens its grip chapter by chapter. Janie Steele paints her characters with just enough grit and vulnerability that you can’t help rooting for them, even as you question everyone’s motives. The real estate backdrop adds a fun, fresh angle to the suspense, and Steele uses it to explore power, trust, and the high price of survival.
What really stands out is the book’s pacing: it’s clean, steady, and never drags. The writing leans atmospheric without getting bogged down, and the stakes feel grounded in real emotional weight. I also appreciated how the mystery unfolds—layered, clever, and satisfying without leaning on shock value.
If you’re into psychological suspense with strong character work and a grounded sense of place, this one’s an easy recommendation. It’s a page-turner in a quiet, confident way.
Thank you to NetGalley and the publisher for the opportunity to read an advance copy in exchange for an honest review.
What really stands out is the book’s pacing: it’s clean, steady, and never drags. The writing leans atmospheric without getting bogged down, and the stakes feel grounded in real emotional weight. I also appreciated how the mystery unfolds—layered, clever, and satisfying without leaning on shock value.
If you’re into psychological suspense with strong character work and a grounded sense of place, this one’s an easy recommendation. It’s a page-turner in a quiet, confident way.
Thank you to NetGalley and the publisher for the opportunity to read an advance copy in exchange for an honest review.
November 29, 2025
This was a great book, great story. Stories really. A lot going on but very different, unique romance book. The main story is there, midlife love and desire. But there are other messages too that I loved. The dangers of affairs, like grave dangers. It was funny at times, heartwrenching at times, twists and turns that were so surprising. The girlfriends, oh I could see them. I Iloved the real estate background and all that really does live behind peoples doors. The writing was so simple but in a good way. I don't typically like a lot of fluffy writing, so this was perfect for me. I can't forget about the steamy parts. Wow. I loved it. It was so classy, the heavier steamy parts really made you go Oh Wow that was absolutley fabulous! I saw others say it could be a series or movie and I agree. Endless options of where to go in this world. I enjoyed this book very much. I will defintely read more from this author.
December 23, 2025
Closing Costs unfolds like a real-life story that just keeps peeling back layers. The twists don’t feel manufactured, they emerge naturally as relationships shift, secrets surface, and choices start to collide. The emotional tension builds in a way that feels intimate and believable, especially in how the women navigate love, attraction, loyalty, and loss.
The writing is highly visual and dialogue, driven, almost cinematic and yet so simple. Like people living, talking, getting through, getting by. It reads like it was built for the screen, and more than once I caught myself thinking this would make an incredible series. The kind that pulls you in slowly and then refuses to let go. There’s heat, tenderness, and genuine heartbreak woven throughout. The passion feels earned, the emotions hit hard, and the story stays with you long after the final page. I loved it. I loved it. I loved it. Can't wait for more.
The writing is highly visual and dialogue, driven, almost cinematic and yet so simple. Like people living, talking, getting through, getting by. It reads like it was built for the screen, and more than once I caught myself thinking this would make an incredible series. The kind that pulls you in slowly and then refuses to let go. There’s heat, tenderness, and genuine heartbreak woven throughout. The passion feels earned, the emotions hit hard, and the story stays with you long after the final page. I loved it. I loved it. I loved it. Can't wait for more.
May 1, 2026
Thank you to NetGalley for an ARC!
This was a unique story with a hard to follow timeline. We are introduced to the characters and given pieces of the backstory in the most unhelpful ways. There is spice, suspense, mystery and confusion all wrapped up into one story. The beginning was difficult to trudge through but after getting about 30% through the work picks up.
I enjoyed some the internal dialogue the characters had to themselves. I enjoyed that the group of girl friends where able to share with one another, relate and be there for each other. My favorite line in this work was, "Maybe that's what real friends were - the ones who gave you the nerve to leap and caught you when you landed messier than you planned." (Chapter: Disclosures Required).
The last quarter of the book I promise you will fly through. The ending will leave you confused and flipping back through the work but when it all clicks, it will leave you speechless.
This was a unique story with a hard to follow timeline. We are introduced to the characters and given pieces of the backstory in the most unhelpful ways. There is spice, suspense, mystery and confusion all wrapped up into one story. The beginning was difficult to trudge through but after getting about 30% through the work picks up.
I enjoyed some the internal dialogue the characters had to themselves. I enjoyed that the group of girl friends where able to share with one another, relate and be there for each other. My favorite line in this work was, "Maybe that's what real friends were - the ones who gave you the nerve to leap and caught you when you landed messier than you planned." (Chapter: Disclosures Required).
The last quarter of the book I promise you will fly through. The ending will leave you confused and flipping back through the work but when it all clicks, it will leave you speechless.
January 24, 2026
I could not put this book down. The tension, the connection, the emotional depth — all of it pulled me in immediately. Every chapter made me want more of the characters, the stories, the twists.
The characters feel raw and real, and their relationship is intense, messy, and impossible to ignore. Nothing about this story feels forced. The emotion, the desire, and the heartbreak all feel genuine. I loved the ladies. I loved David. I loved the easy simple way the author just pulls you in with real people and the writing is so easy to read but I thought made it more powerful. What a love story later in life!! Defintely want part 2!! What is going on!!!???
The characters feel raw and real, and their relationship is intense, messy, and impossible to ignore. Nothing about this story feels forced. The emotion, the desire, and the heartbreak all feel genuine. I loved the ladies. I loved David. I loved the easy simple way the author just pulls you in with real people and the writing is so easy to read but I thought made it more powerful. What a love story later in life!! Defintely want part 2!! What is going on!!!???
April 19, 2026
I am in local book Club and we read this book!
I think I am especially drawn to it because I am a Realtor!
I found the book easy and quick to read since I am very busy with my work and life.
The Realtor character is portrayed with depth, making her relatable and flawed in a way that kept me engaged. Janie Steele does a great job building tension throughout, using the unique setting of vacant homes as a metaphor for secrecy and hidden lives. Which all of this kept me interested in reading it to the end. It has a very surprising ending which you will not expect.
I highly recommend this intriguing book to read!
I think I am especially drawn to it because I am a Realtor!
I found the book easy and quick to read since I am very busy with my work and life.
The Realtor character is portrayed with depth, making her relatable and flawed in a way that kept me engaged. Janie Steele does a great job building tension throughout, using the unique setting of vacant homes as a metaphor for secrecy and hidden lives. Which all of this kept me interested in reading it to the end. It has a very surprising ending which you will not expect.
I highly recommend this intriguing book to read!
December 15, 2025
ARC provided by NetGalley. I wasn't sure what to expect going in- midlife realtor is not my usual wheelhouse when it comes to romance. I think it had a lot of potential- but in the end I wasn't sold. I didn't really understand Ana's character- her motivations were unclear? I felt bad for her daughter being ditched like that too. David's character was also confusing- why was literally everyone sleeping with him?
what really took me out of it was the remote control to turn on Careless Whisper scene. I just could not put myself back in it after that- it pushed it into silly territory.
what really took me out of it was the remote control to turn on Careless Whisper scene. I just could not put myself back in it after that- it pushed it into silly territory.
This entire review has been hidden because of spoilers.
December 30, 2025
Closing Costs felt like watching a drama series — incredibly addictive from beginning to end 😎😫✨. It’s packed with strong women, luscious gossip, hot men, spicy seductive 🔥 scenes and slowly building suspense that keeps you hooked. And that ending… I did not see it coming. It left me completely hanging, and I need book two ASAP because I have to know what happens next.
That said, I do wish it had been edited better, with more focus on character growth. Still, it was a binge-worthy, dramatic read that kept me entertained 🙌🤗 throughout.
That said, I do wish it had been edited better, with more focus on character growth. Still, it was a binge-worthy, dramatic read that kept me entertained 🙌🤗 throughout.
December 12, 2025
Loved this book. By the end of the first chapter I was hooked on what was coming. This writer takes midlife reality and turns it into something really electric—raw, intimate, fun and unexpectedly moving. The tension is phenomenal, the writing is sharp but so simple. A great unique read! Another one with onestars that I do not understand. I almost skipped it because of the limted reviews and one stars. What are people thinking!
December 12, 2025
Immensely satsfying read. The story is fresh, entertaining and actually emotional. There is nothing not to love. Strong female characters, real life struggles and sexy sexy sexy steam for older real women!!! I loved the real estate lens, the secrets, the build up was great. DAVID!! Could not get enough. I want more. The Marcie thing - OMG!! Then that ending about killed me!!! In the best way because I want to know what is next!!
November 16, 2025
Ana is a real estate agent that makes money on the side by pimping out her properties as love nests for the locals. And this ended in a cliff=hanger, I wasn't aware it was part of a series and expected the end of the story. Just not an enjoyable read for me.
Thank you to NetGalley, the author and publisher for a temporary, digital ARC in return for my review.
Thank you to NetGalley, the author and publisher for a temporary, digital ARC in return for my review.
December 3, 2025
I LOVED THIS BOOK! So different. So good. The steam was out of this world. The story's all wind up and then WOW they just explode! I need more of these people now now now! David!? Omg. Yum. I loved every thing about it. What a build up on all fronts of the various mysterys! Did I mention the amazing STEAM!! Get it.
February 6, 2026
🌶️🌶️🌶️
Tropes/TW:
Romantic suspense
Emotional longing and healing
Second chances
Forbidden love
Emotional tension
Mature FMC
Slow burn
Thank you Janie Steele and Netgalley for the opportunity to review this ARC copy.
*I received an advance review copy for free and I am leaving this review voluntarily.*
Tropes/TW:
Romantic suspense
Emotional longing and healing
Second chances
Forbidden love
Emotional tension
Mature FMC
Slow burn
Thank you Janie Steele and Netgalley for the opportunity to review this ARC copy.
*I received an advance review copy for free and I am leaving this review voluntarily.*
March 24, 2026
This was a really interesting and well written story. I loved Ana’s character. She strong, independent and intelligent. This story is emotionally charged, and had me feeling a whole array of things. I loved that the characters are a little bit older than some of the 20-something character stories I sometimes read. This is a solid story and I hope to see more from this author.
April 7, 2026
I was really intrigued by the premise, but this one didn’t fully click for me. The story leaned more into the cheating/affair aspects than I expected, which made it harder for me to connect with the characters. I also wanted a bit more from the chemistry and romance side. I will say the ending twist was a strong point and definitely stood out. Just not the best fit for my reading preferences.
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