You’ve found the house, your offer was accepted, and your mortgage is in underwriting. You might think the only thing left to do is sign your name and move in. However, before the keys are handed over, you must clear the final financial hurdle: closing costs. These are the fees and expenses paid to various third parties—lenders, government agencies, and service providers—to finalize your mortgage and legally transfer the property into your name .

For most buyers, closing costs run between 2% and 6% of the loan amount . On a $400,000 home loan, this means you could be looking at an additional $8,000 to $24,000 due at the time of signing, over and above your down payment . Understanding these costs is essential because they represent a significant "cash-to-close" requirement that can catch unprepared buyers off guard.

Breaking Down the Closing Disclosure

Within three business days of your mortgage application, your lender is required to provide a Loan Estimate, which outlines the projected closing costs . Then, at least three days before you actually sign the final papers, you will receive a Closing Disclosure (CD). This document is your financial "source of truth." It lists every penny being spent, who is paying it, and where it is going.

1. Lender-Related Fees (The Cost of the Loan)

These are the fees your mortgage company charges to set up and process your loan.

Loan Origination Charges: This covers the administrative costs of underwriting and processing your application. It typically costs about 1% of the loan amount .
Application Fee: Some lenders charge this upfront to cover the initial processing of your request .
Discount Points: These are optional fees you pay to "buy down" your interest rate. One point equals 1% of the loan amount and usually reduces your interest rate by about 0.25% .
Prepaid Interest: You must pay the interest that accrues on your loan from the day you close until the end of that month .

2. Property-Related Fees (The Cost of Verification)

Before a lender gives you hundreds of thousands of dollars, they want to ensure the property is a safe investment.

Appraisal Fee: A professional appraiser determines the fair market value of the home. This usually costs between $500 and $800 .
Home Inspection: While not always required by the lender, it is highly recommended. You pay a professional to check the home's structure and systems for defects .
Pest Inspection: In some regions, a separate inspection for termites or wood-destroying organisms is required, costing around $150 .
Flood Determination: A fee (usually around $50) to check if the home is in a federally designated flood zone .

3. Title-Related Fees (The Cost of Ownership Rights)

Title fees ensure that the person selling you the house actually owns it and that no one else (like a long-lost relative or a contractor who wasn't paid) has a claim to it.

Title Search: A researcher digs through public records to ensure the "title" is clear of liens or disputes .
Lender’s Title Insurance: This protects the lender if a title problem is discovered later. This is almost always required .
Owner’s Title Insurance: This protects you if someone challenges your ownership. While optional, it is strongly recommended. Title insurance fees generally range from 0.5% to 1% of the home price .

4. Government and Escrow Fees

Government Recording Fees: The cost to update local property records with your name as the new owner, typically around $125 .
Transfer Taxes: Some states or cities charge a tax to transfer the title from the seller to the buyer .
Escrow Deposit: Lenders often require you to "pre-fund" your escrow account by paying two months' worth of property taxes and homeowners insurance upfront .

Strategies to Reduce Your Cash-to-Close

If the thought of paying 6% in closing costs is daunting, there are several ways to lower the burden.

Negotiating Seller Concessions

In certain markets, you can ask the seller to pay a portion of your closing costs. This is known as a seller concession . Sellers are more likely to agree to this if the house has been on the market for a long time or if it is a "buyer's market" with plenty of inventory . However, there are strict limits on how much a seller can contribute based on your loan type:

Loan Type	Down Payment	Max Seller Contribution
Conventional	< 10%	3% of sale price
Conventional	10% - 25%	6% of sale price
Conventional	> 25%	9% of sale price
FHA	Any	6% of sale price
VA	Any	4% of sale price
USDA	Any	6% of sale price

Source:

Comparison Shopping

You don't have to use the service providers your lender suggests for everything. You can often save hundreds of dollars by shopping around for your own title insurance company or pest inspector . Your Loan Estimate will have a section titled "Services You Can Shop For"—use it!

Rolling Costs into the Loan

Some lenders allow you to "finance" your closing costs by adding them to the total loan balance. While this reduces the cash you need on closing day, it increases your monthly payment and the total interest you will pay over the life of the loan .

Step-by-Step: The Closing Day Process

The Final Walk-Through: Usually 24 hours before closing, you visit the house one last time to ensure the seller has moved out and no new damage has occurred .
The Signing: You meet with a closing agent (and sometimes the seller) to sign a mountain of paperwork. You will need a valid ID and a cashier's check or proof of wire transfer for your "cash to close" .
The Funding: The lender sends the money to the seller's lender to pay off their old mortgage and gives the remaining balance to the seller.
The Recording: The title company records the new deed with the county government .
The Keys: Once the recording is confirmed, you officially get the keys!

FAQ: Closing Costs

Q: Do I have to pay closing costs if I'm paying cash for the house?
A: Yes, though they will be lower. You won't have lender fees (origination, appraisal, etc.), but you will still have to pay for the title search, title insurance, recording fees, and transfer taxes.

Q: Can I use gift money for closing costs?
A: Yes. Just like with a down payment, you can use gift money from family, provided you have a "gift letter" stating that the money does not need to be repaid .

Q: What is "Earnest Money"?
A: This is a deposit you make when your offer is accepted to show you are a serious buyer. It is held in escrow and usually applied toward your closing costs or down payment at the end of the process .