I only had to come up with money for my first year's home insurance ($568), my inspection ($175), my lawyer's fee ($300) and my bank application fee ($380). I took a seller's concession of $2800 (basically this is added onto whatever you are actually paying for the house but the seller is "conceeding" that this money does not go to them - the bank keeps it and uses it towards fees, escrow, etc). I also got a grant for first time homebuyers who make less than $35k a year, of about $2380, that paid for all other closing costs and my downpayment. Look into grants with Black Rock Riverside Neighborhood Housing Services, even if you aren't looking in that area because they can still help you out applying for stuff or direct you to a service that can. I went through Homefront, which focuses more on the West Side but will also help you regardless of area, and they were very wishy-washy and ill-informed - I ended up not needing the seller's concession but didn't know it because the grant I qualified for was actually $5000 and they told me it was $2500. Because I had already taken the seller's concession I couldn't utilize all of the grant money and I now have to pay interest on that seller's concession as part of my mortgage for the next 30 years. Plus Homefront's homebuyer education courses are a joke - poorly taught, rushed through just to say they did it to meet HUD's requirement and 99% stuff you would know from doing like a day's research online into buying a home. If you do use Homefront, avoid Jovino at all costs. He loses paperwork, ignores phone calls and is generally distracted and ill infom=rmed. I had him and so did a friend and we were both disappointed with his performance. I posted some information about BR RS HS below.