Wondering how much cash you’ll actually need to close on a home in North Central San Antonio? You’re not alone. Closing costs can feel vague until you see the line items and timing. In this guide, you’ll learn what buyers typically pay in Bexar County, when each cost is due, which items are negotiable, and how to get a clear estimate early. Let’s dive in.
What buyers typically spend
In Texas, buyer closing costs usually run about 2% to 5% of the purchase price, not including your down payment. The exact amount depends on your loan type, price point, and property specifics. Your lender must provide a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing. You can review what appears on each document in the Consumer Financial Protection Bureau’s guides to the Loan Estimate and the Closing Disclosure.
Texas does not have a state real estate transfer tax. Expect county recording fees, title charges, prepaids, and lender fees to make up most of your total.
When each cost is due
- At or near contract: You’ll pay earnest money shortly after contract signing. Inspection fees are paid when inspections occur.
- During the loan process: Lenders may collect application or credit fees early. Appraisals are often paid when ordered. Surveys may be ordered earlier or closer to closing.
- At closing: You’ll bring your down payment plus remaining loan costs, prepaids, escrow deposits, and county recording fees. The Closing Disclosure you receive at least three business days before closing shows your exact cash to close.
- After closing: Your mortgage servicer manages the escrow account and pays future tax and insurance bills from it.
Common buyer closing costs in Bexar County
Below are typical line items and who often pays in the San Antonio area. Many items are negotiable in the contract and vary by lender or program.
Lender-related fees
- Origination charge: Often 0.5% to 1% of the loan amount or a flat fee. Shown on your Loan Estimate.
- Underwriting, processing, application, credit report: Flat fees that vary by lender and product.
- Discount points: Optional. One point equals 1% of the loan amount. Buyers use points to buy down the rate.
- Rate-lock fee: Sometimes charged for extended locks.
- Appraisal: Commonly $400 to $800 for a typical home. Usually paid upfront by the buyer.
- Mortgage insurance and program fees: PMI for conventional loans with low down payments, plus program-specific items for FHA, VA, or USDA. These affect your monthly costs and sometimes your upfront cash.
Who commonly pays: buyer.
Title, escrow, and closing fees
- Lender’s (mortgagee) title policy: Required by many lenders. Buyer usually pays.
- Owner’s title policy: In many San Antonio transactions, sellers customarily pay for the owner’s policy, but this is negotiable.
- Escrow or closing fee: Charged by the title company for handling funds and documents. Often split or negotiated.
- Title exam/search and document prep: Standard title work and closing documentation.
- Wire, courier, notary: Small administrative fees.
Texas title insurance premiums are regulated by the Texas Department of Insurance, so base premiums are predictable by price point. Review how title insurance is regulated on the Texas Department of Insurance title page.
Surveys and property-specific reports
- Survey: Many lenders require a current survey to verify boundaries and easements. If the seller has a recent acceptable survey, you may be able to use it. If not, a new survey often runs $300 to $1,000 or more, depending on lot size and complexity.
- Wood-destroying insect (WDI) report: Common in Texas and often ordered during the option period. The buyer often pays for the initial report. Treatment responsibilities, if needed, are negotiable in the contract.
Inspections and reports
- General home inspection: Typically $300 to $600 for a standard single-family home. Paid when performed.
- Specialty inspections: Roof, HVAC, foundation, septic, pool, or other systems as needed.
- Environmental tests: Mold or other tests based on property conditions and history.
Prepaids, escrow deposits, and prorations
- Homeowners insurance: Most lenders require the first year’s premium paid at or before closing.
- Prepaid interest: Covers interest from funding to the first payment date.
- Initial escrow deposit: Funds to seed your escrow account for future tax and insurance payments.
- Prorations: Property taxes and HOA dues are prorated based on the closing date and billing schedules. Taxes in Texas are billed in arrears. For local tax calendars and rates, visit the Bexar County Appraisal District.
Government and county recording fees
- Deed and mortgage recording: Bexar County Clerk charges set fees for recording. The exact total depends on the document count and page lengths. Your title company will estimate this for you.
Program-specific items
- FHA, VA, USDA: Each program has specific fees and rules. For example, VA loans include a funding fee unless you qualify for an exemption, and there are rules around allowable charges. Learn more on the VA home loan program page. Always confirm current limits and allowances with your lender.
Local negotiation norms in North Central San Antonio
- Seller concessions: It is common to negotiate for the seller to cover part of your closing costs. Lender program limits apply, and market conditions will influence what sellers agree to.
- Title policy: Many local deals have the seller pay for the owner’s title policy, though it is not guaranteed. If the seller declines, you can request a credit or split.
- Survey: If the seller provides an acceptable recent survey, you may save this expense. Otherwise, negotiate who pays or consider splitting the cost.
- Repairs and treatments: WDI treatment, required fixes, and HOA-related fees can often be negotiated. In competitive situations sellers may limit concessions; in slower markets they might offer more.
How to get your accurate estimate
Follow a simple five-step approach to get a solid cash-to-close number tailored to your purchase:
- Confirm your price and loan amount. This anchors the estimate.
- Ask your lender for a Loan Estimate. They must deliver it within three business days of application, and it outlines loan costs and prepaids.
- Request a title fee quote. A local title company can provide the regulated title premium, closing fee, and Bexar County recording estimates.
- Add inspections, survey, and any HOA fees. Include the general inspection, WDI report, and any specialty inspections.
- Review the Closing Disclosure. At least three business days before closing, confirm your exact cash to close and wire instructions.
Quick checklist: when you pay what
| At-contract costs | At-closing costs |
|---|---|
| Earnest money deposit | Down payment |
| General home inspection | Lender fees and points |
| WDI and specialty inspections | Title and escrow fees |
| Appraisal (often ordered early) | Owner’s or lender’s title policies as applicable |
| Optional survey if ordered early | Prepaid interest and first year of insurance |
| Initial escrow deposit for taxes and insurance | |
| Bexar County recording fees |
What this means for your budget
If you are buying a $400,000 home, a broad 2% to 5% range suggests $8,000 to $20,000 in closing costs, excluding your down payment. That range covers lender fees, title charges, prepaids, and escrow deposits, plus items like the appraisal and inspections. Your actual number can be lower or higher based on program, price, and negotiated credits. Use your lender’s Loan Estimate and the title quote to dial in your figures early, then rely on the Closing Disclosure to confirm.
For a personalized, line-by-line estimate of your likely buyer closing costs in North Central San Antonio, contact Shawn Alvarez and we’ll pull a local title estimate and lender Loan Estimate tailored to your purchase.
FAQs
How much cash do San Antonio buyers bring to closing?
- Your exact cash to close appears on the lender’s Closing Disclosure, delivered at least three business days before closing. Use the Loan Estimate and a title quote to plan earlier.
Do sellers in San Antonio help with buyer closing costs?
- Seller concessions are common and negotiable. The amount depends on market conditions and your loan program limits, so confirm with your lender.
Who usually pays for title insurance in Texas?
- Buyers typically pay for the lender’s policy. Sellers often pay for the owner’s policy in many San Antonio deals, but it is a negotiable term of the contract.
Are there state transfer taxes on Texas home purchases?
- No. Texas does not have a state transfer tax on real estate. Expect county recording fees instead, which your title company will estimate.
What if the appraisal in Bexar County comes in low?
- Buyer, seller, and lender must address the gap through renegotiation, a larger down payment, or a new appraisal where appropriate. Appraisal fees are usually nonrefundable.
Which buyer costs are refundable if a deal falls through?
- Earnest money may be refundable depending on your contract contingencies and timelines. Inspection and appraisal fees are usually nonrefundable once performed.
