Buying a home in Battle Ground is exciting, but the final number you bring to the closing table can feel like a mystery. You want a clear estimate of what you will pay beyond your down payment so you can plan with confidence. In this guide, you will learn what buyer closing costs typically include in Washington, how much to budget, local Clark County norms, and practical ways to reduce your cash to close. Let’s dive in.
What closing costs cover
Closing costs are the fees and prepaid items you pay at closing in addition to your down payment. They include lender charges, third‑party services like title and escrow, inspections, government and recording fees, and prepaid items such as interest and insurance.
A simple starting point is to budget 2% to 5% of the purchase price for closing costs, excluding your down payment. The exact amount varies by loan type, property, and negotiations with the seller. Keep in mind the difference between fees (payment for services) and prepaids (money collected at closing for future expenses like taxes and insurance). Your lender will provide a Loan Estimate early in the process and a Closing Disclosure at least three business days before closing so you can review final numbers.
Typical buyer costs in Washington
Lender fees
- Origination, processing, and underwriting fees often range from 0% to 1% of the loan amount.
- Application or processing fees may range from $200 to $1,000.
- Discount points are optional and equal to 1% of the loan amount per point to reduce your rate.
- Credit report is typically around $30 to $50.
- Appraisal generally runs $400 to $800, depending on the property and location.
- Some loans include upfront mortgage insurance premiums or rate‑lock fees.
Title and escrow services
- Lender’s title policy is usually required by your lender and is commonly a buyer cost.
- Owner’s title policy protects your ownership; who pays is a local custom and negotiable item.
- Escrow or settlement fees cover closing services and are often split, but terms vary by company and contract.
- Title search or exam can range from $100 to $300, plus small wire, courier, or notary fees.
Inspections and reports
- Home inspection often ranges from $300 to $700.
- Pest or wood‑destroying organism inspection is typically $75 to $200.
- Sewer scope, septic, or well inspections are optional or property‑specific and vary in cost.
- Surveys, if needed, can range from $300 to $1,000 or more.
Government and recording fees
- Recording fees for the deed and deed of trust are set at the county level and vary by document length.
- Washington’s Real Estate Excise Tax (REET) is generally paid by the seller in most transactions.
Prepaids and escrows
- Property taxes are prorated at closing based on the transfer date, and many buyers fund an escrow reserve for future tax payments.
- Prepaid interest covers the daily interest from closing until your first mortgage payment.
- You will usually pay the first year of homeowner’s insurance and an initial escrow deposit for taxes and insurance.
- HOA or condo dues are prorated, and there may be HOA document or estoppel fees.
Other possible costs
- Flood certification, utility transfer fees, or HOA processing fees.
- Funds for agreed‑upon repairs after inspection.
- Cash held in escrow for future assessments when required.
Battle Ground specifics to know
Who pays title and escrow here
In many Washington transactions, local custom is for the seller to pay the owner’s title policy while the buyer pays the lender’s title policy. Escrow fees are often split. These are customs and can be negotiated in your offer. Your agent and the local title company will confirm norms for your specific contract.
REET and transfer taxes
Washington’s REET is typically a seller‑paid tax. Buyers usually do not pay REET in Clark County. Always confirm your contract and any special assessments that may apply to the property.
Recording fees and tax proration
Recording fees in Clark County are set by the Auditor and depend on document type and page count. Property taxes follow the county’s billing schedule and are prorated at closing based on the transfer date and local contract practice. Your escrow company will calculate the exact prorations and any initial escrow deposits needed for your loan.
HOA and condo documents
If you are buying in an HOA or a condominium, expect prorated dues and possible HOA document or disclosure fees. Amounts vary by association and will be shown in your closing package.
How much to budget
Quick percentage estimate
Use 2% to 5% of the purchase price as a simple estimate for closing costs. This covers typical lender fees, title and escrow charges, inspections, recording, and common prepaids.
Itemized approach
If you want a tighter estimate, add line items:
- Lender fees and points: 0.5% to 1% of the loan amount, or a fixed dollar amount
- Title and escrow fees: $500 to $2,000 combined, depending on company and contract
- Appraisal and inspections: $400 to $1,200 total
- Prepaids and escrows: often $1,000 or more, depending on taxes, insurance, and closing date
- Recording and small third‑party items: $100 to $500
Example for a $500,000 home
For a $500,000 Battle Ground purchase, a 3% estimate equals $15,000 in closing costs. This illustrative number might include typical lender fees, title and escrow, inspection costs, and prepaids. Your actual number will depend on loan terms, tax escrow needs, and any seller credits.
Ways to lower cash to close
- Ask for seller concessions to cover some closing costs, subject to lender limits and market conditions.
- Consider lender credits in exchange for a slightly higher rate to reduce upfront cash.
- Shop lenders and title companies for competitive fees and compare Loan Estimates.
- Where allowed, finance certain costs into the loan to reduce cash out of pocket.
- Watch for lender promotions that reduce or waive certain fees and verify the total cost over time.
Timeline and documents you will see
- Loan Estimate arrives within three business days of applying and outlines projected costs.
- Closing Disclosure is delivered at least three business days before closing with your final figures.
- Title commitment, inspection reports, HOA documents, and escrow instructions arrive during the process and should be reviewed promptly.
- The settlement statement and wire instructions come from your escrow company shortly before closing.
Battle Ground buyer checklist
- Compare Loan Estimates from at least two lenders to evaluate fees and options.
- Confirm who pays the owner’s title policy and how escrow fees are split for your contract.
- Ask the title or escrow company how Clark County prorates property taxes for your closing.
- Request a sample fee quote from a local title company for your specific property.
- Budget for prepaids: first‑year insurance premium, prepaid interest, and initial escrow deposits.
- Check HOA document or estoppel fees if buying in an association.
- Review your Closing Disclosure carefully and plan for an on‑time wire or cashier’s check.
- Build in extra time for wire transfers and final lender funding.
Ready to take the next step?
If you want clear numbers for your Battle Ground purchase, we are here to help you compare options, request accurate estimates, and negotiate smart. Reach out to schedule a quick planning call with LeAnne Moore and the NW Luxury Group team. We will walk you through your closing costs, timeline, and strategy so you can move forward with confidence.
FAQs
What are typical closing costs for a Battle Ground homebuyer?
- Many buyers budget 2% to 5% of the purchase price for closing costs, excluding the down payment, with the exact number shaped by loan type, timing, and negotiated credits.
Do Washington buyers pay the Real Estate Excise Tax?
- REET is generally paid by the seller in Washington, so buyers in Clark County typically do not pay this tax unless a specific contract or situation requires otherwise.
Who usually pays for title and escrow in Clark County?
- Custom often has the seller paying the owner’s title policy, the buyer paying the lender’s title policy, and escrow fees split, but these items are negotiable and vary by company.
How can I estimate my prepaids and escrow deposits?
- Plan for the first year of homeowner’s insurance, a cushion of a few months for taxes and insurance, and prepaid interest from closing to your first payment, all shown on your disclosures.
When will I know my exact cash to close amount?
- Your lender and escrow company will provide a Closing Disclosure at least three business days before closing that outlines your final cash to close based on your contract and loan terms.
