Are you trying to figure out who pays what at closing in Bryan–College Station? You are not alone. Closing costs can feel like a maze when you are budgeting to buy or sell. This guide breaks down typical costs in Texas, what is negotiable, and what to expect locally in Brazos County so you can plan with confidence. Let’s dive in.
What closing costs include
Closing costs are the third-party fees and prepaids needed to complete a home sale, separate from the down payment. They usually cover lender charges, title and escrow services, inspections and appraisal, recording fees, and items like insurance and property tax prepaids. On the seller side, costs include broker commission, title owner’s policy if agreed, prorated taxes, and any mortgage or lien payoff.
Typical totals in Texas
- Buyers often pay about 2% to 5% of the purchase price in closing costs. This range excludes your down payment.
- Sellers commonly pay the largest single item: broker commission that often totals 5% to 6% of the sale price. When you include commission and a typical owner’s title policy plus routine fees, seller-side costs (not counting mortgage payoff) often land around 6% to 10% of the sale price.
- Exact amounts depend on price point, loan type, title company fees, HOA charges, and what is negotiated in your contract.
Who pays what in Texas: line by line
Many items are negotiable and assigned in the TREC contract. Here is what is common in Texas and in Bryan–College Station.
Broker commission
- Typical payer: Seller. Commonly 5% to 6% of sale price, negotiated in the listing agreement and split between brokers.
Title insurance policies
- Regulation: Title premium rates are set by the Texas Department of Insurance.
- Owner’s policy: Often paid by the seller in Texas, but negotiable.
- Lender’s policy: Typically paid by the buyer if there is a loan.
- Local tip: Title companies in Brazos County also charge escrow or closing fees. Ask for a sample fee sheet.
Lender fees
- Typical payer: Buyer when financing. This can include origination, underwriting, processing, credit report, and optional discount points. You receive a Loan Estimate early and a Closing Disclosure at least three days before closing that shows exact numbers.
Appraisal and inspections
- Typical payer: Buyer. Includes home inspection, termite or wood-destroying insect inspection, appraisal, and any specialty inspections.
Survey
- Typical payer: Varies. The buyer often pays if a new survey is required. In some contracts the seller provides a recent survey. For acreage or irregular tracts around Bryan, survey costs can be meaningful.
Escrow or closing fee
- Typical payer: Negotiable. Some Brazos County title companies split this between buyer and seller. Ask how your chosen company handles it.
Recording fees and transfer taxes
- Recording fees: Paid to record the deed and any deed of trust. Who pays can vary by contract. Often the buyer pays mortgage recording fees and the seller covers deed recording, but local practice differs.
- Transfer taxes: Texas does not have a state or county real estate transfer tax. There is no transfer tax in Brazos County.
Property taxes and prorations
- Typical payer: Prorated at closing. The seller is charged for the portion of the year up to the closing date and the buyer is responsible afterward. Use the Brazos County Appraisal District figures for current tax amounts.
HOA fees and transfer-related items
- Estoppel or resale certificate: Commonly a seller cost in Texas.
- Transfer or capital contribution fees: May be assigned to the buyer by the HOA. Always confirm with the association early.
Seller mortgage payoff and liens
- Typical payer: Seller. Any existing mortgage, liens, judgments, or unpaid assessments must be paid off at closing.
Prepaids and reserves
- Typical payer: Buyer. Your lender may require prepaid homeowners insurance and an escrow account for taxes and insurance.
Miscellaneous fees
- Typical payer: Varies. Wire fees, courier, and mobile notary can be allocated by local custom or contract.
Local context: Bryan–College Station
Bryan–College Station has a strong student and investor presence along with long-term homeowners. That mix can influence negotiations, including whether sellers contribute to buyer closing costs. Fixed fees make up a larger share of total cost at lower price points, so percentage ranges can look different across neighborhoods and property types. For accurate prorations, pull current tax data from the Brazos County Appraisal District. If your home is in an HOA, contact the association early to confirm any estoppel, transfer, or capital contribution fees and who pays each item.
Examples to make the math real
These illustrations show how common percentages translate to dollars. Your numbers will vary by loan type, title company fees, and negotiated terms.
Example 1: Buyer with financing on a $300,000 home
- Buyer costs: Lender fees and appraisal about 1% to 2% ($3,000 to $6,000), title loan policy and a share of closing fees about 0.5% to 1% ($1,500 to $3,000), prepaids and escrow $2,000 to $4,000, inspections and possible survey $500 to $1,500. Total buyer costs excluding down payment often around 2% to 5% ($6,000 to $15,000).
- Seller costs: Commission at 5% equals $15,000, plus owner’s title policy if agreed, prorated taxes, and any payoffs. Total seller costs excluding payoff often around 6% to 10% of the sale price.
Example 2: Cash buyer on a $200,000 home
- Buyer costs: No lender fees. Expect title and closing fees in the low hundreds to a couple thousand, plus inspections and potential survey $400 to $1,200, plus prorated taxes or HOA transfer items if applicable. Cash buyers typically pay much less at closing since there is no loan.
How to get accurate local estimates
For buyers
- Request a Loan Estimate from your lender early. It itemizes lender fees and closing costs.
- Ask a Bryan title company for a preliminary title and closing estimate using the property address and price.
- Check the contract to see if the seller will pay for the owner’s title policy or any buyer credits.
- Get inspection and survey quotes based on the property type.
For sellers
- Ask your listing agent for a seller net sheet based on your expected price and payoff.
- Request payoff statements from your mortgage servicer and confirm if there are any liens to clear.
- Contact a local title company for the owner’s title policy premium and a sample seller-side estimate.
- If your property is in an HOA, request fees and timing for the estoppel or resale certificate.
For both sides
- Verify property tax prorations using current Brazos County Appraisal District amounts. Check for any special assessments or utility districts.
What is negotiable in Bryan–College Station
- Owner’s title policy payer: Often the seller, but it can be buyer-paid or split.
- Escrow or closing fee: Many local title companies split this, but practices vary.
- Buyer credits or concessions: Sellers can agree to pay some buyer costs, subject to lender program limits.
- HOA transfer fees: Check the association documents to see who is responsible.
If keeping cash at closing low is a priority, talk with your lender and agent about options such as a seller credit or adjusting rate-and-points tradeoffs.
Key documents you will see
- Loan Estimate: Delivered within three business days of a completed loan application. Shows estimated lender fees and closing costs.
- Closing Disclosure: Delivered at least three business days before closing. Shows the final, exact amounts for both buyer and seller.
Review these with your agent, lender, and title company so you know what each line means before you sign.
Bottom line for Brazos County
Closing costs in Texas are predictable once you know the categories and who usually pays. In Bryan–College Station, pay close attention to title fees, tax prorations, and any HOA charges. Most items are negotiable and set by the contract, so clear communication early in the process prevents surprises. If you want a local readout tailored to your address and price point, our team can coordinate sample estimates from a lender and a Brazos County title company.
Ready to get your numbers dialed in and move with confidence? Reach out to Northgate Realty Group for a quick, local closing-cost breakdown and next steps. Hablamos español. Help Me Buy or Help Me Sell.
FAQs
In Texas, who is required to pay closing costs?
- No state law requires a specific party to pay a specific fee; payment is set by the TREC contract and local custom, with many items negotiable.
Can Brazos County sellers pay a buyer’s closing costs?
- Yes, seller credits are common as a negotiation tool, but lenders may limit how much a seller can contribute based on loan program.
How does a Bryan buyer get an exact estimate?
- Ask your lender for a Loan Estimate and request a title fee quote from a local title company; your Closing Disclosure shows the final numbers before closing.
Are earnest money deposits applied to buyer costs?
- Yes, earnest money is usually credited toward the buyer’s closing costs or down payment at closing, subject to the contract terms.
How are property taxes prorated in Brazos County?
- Taxes are split at closing so the seller pays for days owned and the buyer pays thereafter; use the most recent Brazos County Appraisal District tax amounts.
Who pays HOA estoppel and transfer fees in Bryan–College Station?
- Sellers commonly pay the estoppel or resale certificate, while transfer or capital contribution fees may be assigned to the buyer by the HOA; confirm early.
