Expect property taxes, homeowners insurance, and lender’s costs to be part of your settlement-day tab.
With your house-hunting and lender searches now in the rearview mirror, you can start steering your way around the final bend that leads to the driveway of your new home: settlement day and closing. A few days before you meet with your real estate agent, a title company representative, and your loan officer for this joyous event, you should have received from the title company a copy of your closing documents. Read these documents carefully — they will include details on the closing costs that are due on closing day.
Closing costs are lender and third-party fees paid at the closing of a real estate transaction, and they can be financed as part of the deal or be paid upfront. They range from 2% to 5% of the purchase price of a home. (For those who buy a $150,000 home, for example, that would amount to between $3,000 and $7,500 in closing fees.) Understanding and educating yourself about these costs before settlement day arrives might help you avoid any headaches at the end of the deal.
Closing costs will cover both recurring and nonrecurring fees that are a part of your transaction.
Recurring costs are ongoing expenses that you will continue to pay as a homeowner, with a portion due upon closing; nonrecurring fees are one-time fees associated with borrowing money and the services that were required to purchase the property. Recurring costs are placed in your escrow account, which you might view as a forced savings account for those upcoming home expenses you’ll be facing. They can vary, but the most common ones are:
- Property taxes (one to eight months’ worth, depending on when your home purchase coincided with the local tax billing cycle).
- Homeowners insurance (the annual premium is typically due at closing, plus another two or three months’ worth of payments).
- Prepaid loan interest (for the number of days you’ll have the loan until its first payment is due).
- Title insurance is a cost placed into escrow, which is considered a must because it protects you in case the seller doesn’t have full rights and warranties to the title of the property.
Nonrecurring costs are fees paid to your lender and other professionals involved in the transaction. They include:
- Any home inspection fees.
- Any discount points you’re paying upfront to lower your interest rate.
- An origination fee, which is charged by the lender to process your loan.
- A document-prep fee, which covers the cost of preparing your loan file for processing.
- An appraisal fee, which covers the cost of a professional estimating the market value of the home.
- A survey fee for verifying the home’s property lines.
- An underwriting fee for the cost of evaluating and verifying your loan application.
- A credit report fee for pulling your credit scores.
- Title search and recording fees.
- A wire-transfer fee for wiring funds from the lender to your escrow account.
The best time to study closing costs is when you’re shopping for a lender and can compare your desired loan amount with interest rates you’re offered (plus any discount points you might plan to pay upfront to lower those rates).
Then use a closing-cost calculator to determine what your costs might be. The calculator will gauge your monthly mortgage payments, based on whether you’re financing the closing costs into your mortgage or whether you’ve decided to pay them upfront.