How To Calculate Closing Costs
When it comes to calculating closing costs, the most important thing to be aware of is everything that could go into those costs. With that in mind, well walk you through an example based on a $200,000 loan amount. Well get into more detail on what each of these are later on, but for now there will be a short explanation and a focus on the math.
Before we get there, it should be noted that your loan estimate will list the things you can and cannot shop for. You can typically look around for different providers of title insurance, survey services, homeowners insurance, etc.
Under the first box on the closing cost page are the fees the lender charges to give you the loan, including an origination fee, which is typically around 1% of the loan amount. On our $200,000 loan, this is about $2,000. Some lenders list an origination fee as two separate fees for processing and underwriting. Add them together.
Mortgage points are prepaid interest payments you can make at closing in exchange for a lower rate. One point is equivalent to 1% of the loan amount, but you can get them in increments of as little as 0.125%. The origination fee and any points you pay for will be listed under Origination Charges on your Loan Estimate. You may also see these referred to as discount points.
Youll have a credit monitoring fee that could be around $10. This is something set up so that your lender gets alerts if you have major changes to your credit when youre going through the mortgage process.
Can You Finance Closing Costs Into Your Usda Home Loan
Yes, there are a couple approaches to this. One is to essentially build the costs into your purchase offer and ask for a seller credit. While far less common, in some cases it might be possible to roll the closing costs on top of the loan. If the home appraises for a higher value than the purchase price, your lender could increase your loan amount to cover your closing costs.
Can Closing Costs Be Included In The Loan
If you dont have the cash to pay closing costs upfront, you might be able to include them in your loan balance.
This is often allowed on refinance loans, though unfortunately its not an option for home buyers.
This strategy will cost more in the long run since you end up paying interest on your closing costs. It will also raise your interest rate. But it might be a good option if you dont have the upfront cash needed to refinance.
At todays low rates, many homeowners can include their closing costs in the loan and still walk away with a good deal.
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What Is A Wrap Around Mortgage
In a wrap around mortgage, the seller doesnt pay off their loan. Instead, they leave it open, and issue a new loan to the buyer that wraps around the original loan.
On the buyers side, the loan looks like any other type of seller financing. The seller provides them a loan, typically at a higher interest rate than conventional mortgages, and the buyer has a certain number of years to refinance or otherwise pay off the loan in full.
The difference from a traditional seller-financed mortgage lies on the sellers side. Rather than pay off their existing mortgage and lend the entire new loan amount to the buyer, they leave their original mortgage open, and only lend the buyer the difference between the two.
And in so doing, they typically earn an interest spread, charging higher interest to the buyer than what they themselves pay to their lender. The new loan gets recorded on title in second lien position, after the original mortgage.
However, the new loan is not a second mortgage. The borrower pays interest on the full loan amount, not just the difference between the old mortgage balance and the new one.
Sound complicated? Its not as complex as it sounds, and best illustrated with an example.
How Much Do I Need For Closing Costs
If youre preparing to buy a home, you probably have a plan in place for covering the down payment. But have you considered how to pay for closing costs? Closing costs are the expenses and fees required to complete a real estate transaction and finalize a mortgage.
Closing costs can range from a few hundred to a few thousand dollars, depending on the size of the loan, type of loan and the state where you live. On average, closing costs total about 2% to 5% of the purchase price. For example, if youre buying a $200,000 home, closing costs could range from $4,000 to $10,000.
Get a Loan Estimate
Before you sign an agreement for a mortgage, ask about the closing costs youll be responsible for paying. All lenders are required to provide a Loan Estimate, informing you of the important details of the loan you applied for, including and estimate of the closing costs youll have to pay. Your lender will then share the total amounts and final terms of your loan in a Closing Disclosure statement at least three days before your closing.
Heres an example of some standard closing costs there may be others depending on your situation:
- Application fee .
- Appraisal .
- Attorney fee .
- Escrow deposit .
- Origination fee .
- Private mortgage insurance .
- Recording fees .
- Title search and title insurances .
Who Pays Closing Costs?
There are always costs associated with closing a loan, but its a matter of who pays for them. Here are some examples of ways closing costs can be paid:
Be Prepared
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Expenses Associated With The Property
You will also have costs associated with the home youre purchasing. These include things like:
- Prepaid property taxes: As you did with your loan interest, you may also need to prepay part of your property taxes. You might also need to pay a portion into your escrow account for future bills. Estimated cost: About 1% of the property value, though it varies
- Home insurance premiums: Most lenders require you to pay for at least the first years home insurance premium up front. Again, you may need to pay an additional amount into your escrow account as well. Estimated cost: $800 to $1,500 per year
- Recording fees: Once you close on the loan, your deed will need to be recorded with the county. Estimated cost: $300
- HOA fees: If your property is located in a community governed by an HOA, youll need to pay your HOA dues or a prorated part of them in most cases. Estimated cost: Varies
- Home warranty fees: Many borrowers choose to purchase a home warranty when they buy a house. These fees are paid at closing as well. Estimated cost: $300 to $500
Your property-related expenses will depend on where your home is located, the tax rates in your area, and your insurance company. Be sure to shop around for your policy, as it could save you valuable cash.
Property Taxes Annual Fees And Insurance
Property taxes: Your lender may require that you pay one or two months property taxes when you close on the property. Either way, youll be paying property taxes for the duration of ownership.
Annual assessments: if you purchase a condo, or property within a homeowners association they may require annual fees or monthly fees. In fact, I dont know any HOA without fees.
Homeowners insurance premium: Your lender will require you to carry homeowners insurance on the property to protect their investment. As you can expect, these insurance fees are recurring for the duration of ownership as well.
Also, you can wrap your Principle, Interest, Taxes, and Insurance into the mortgage payment you give the bank. This is the impound, or escrow, method of paying, and a lot of lenders will offer a lower interest rate for paying impounds.
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They Are Numerous And Can Easily Mount Up
Lea Uradu, J.D. is graduate of the University of Maryland School of Law, a Maryland State Registered Tax Preparer, State Certified Notary Public, Certified VITA Tax Preparer, IRS Annual Filing Season Program Participant, Tax Writer, and Founder of L.A.W. Tax Resolution Services. Lea has worked with hundreds of federal individual and expat tax clients.
Getting a mortgage isnt free. Before you get those house keys, youll go to the closing table to sign loan documents and paperwork that transfer homeownership from the seller to you.
Throughout your home purchase, third partiessuch as your real estate attorney and your mortgage lenderhave performed services. Closing costs include the fees these professionals charge for these services to finalize the real estate transaction and your home loan.
How Much Are The Closing Costs
You also need to factor in how much those closing costs are and what your monthly payment will be with them rolled in. If you’re not careful, they could put you above your lender’s loan-to-value or debt-to-income thresholds, which might mean paying for private mortgage insurance or, in some cases, getting stuck with a higher interest rate. Both of these equal extra costs and a slimmer profit margin to boot.
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What Are The Pros And Cons Ofrolling Closing Costs Into Your Mortgage
When you roll closing costs into your mortgage, you haveless out-of-pocket funds and more cash on hand.
However, you are also paying interest on those costs over the life of the loan.
For example, lets assume:
- The closing costs on your new mortgage total $5,000
- You have an interest rate of 4.5% on a 30-year term
If you roll the closing costs into your loan balance:
- Your monthly mortgage payment would increase by $25 per month
- And you would pay an extra $9,000 over the 30-year term
In addition, by adding the closing costs to your new mortgage balance you are increasing the loan-to-value. By increasing the LTV, you are reducing the amount of equity in your home.
Less equity means less profit when you go to sell your home.You would also have less equity if you wanted to take out any type of homeequity loan.
Can You Roll Closing Costs Into A New Mortgage
If your mortgage is for a new purchase, directly rolling your closing costs into the mortgage may not always be possible. However, there are other ways to save on your upfront expenses. You can reduce your down payment to decrease your out-of-pocket expenses at closing. However, keep in mind that a reduced down payment increases the LTV ratio. If your LTV goes above 80%, you’ll typically need to pay private mortgage insurance .
You could also try to negotiate a “sellers concession,” in which the seller of a property will pay for certain fees on the buyer’s behalf. Whatever you save on loan fees in this way can be put toward your down payment, reducing the overall upfront expense of the mortgage. However, sellers won’t make such concessions unless they’re willing to accept a lower net profit in exchange for a better chance at closing the sale.
Rolling closing costs into a refinance is permissible as long as the added costs don’t push your total loan over the lender’s LTV and DTI thresholds. Additionally, the increased loan amount cannot exceed the maximum loan-to-value ratio your lender is willing to extend. For example, if your home is worth $100,000 and the maximum LTV is 80%, your lender will lend you only $80,000. That number will not be extended to accommodate closing costs.
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Look For Grants And Other Help
Different cities, counties and states havefinancial assistance programs for qualified homebuyers. You can explore your options with this guide tohomebuyer programs by state. Many are for first-time homebuyers, and they help with down payment and closing costs. Others might require you to purchase a HUD-owned home, complete homebuyer education or be in a specific profession, like a firefighter or teacher, to qualify.
What You Need To Know About Closing Costs
During closing, youll need to review and sign loan and other paperwork to finalize the home purchase process, as well as pay some upfront costs.
- Your closing costs, which will depend on your lender, type of mortgage, and home location, may cost thousands of dollars theyre typically 2 to 5% of your home purchase price.Estimate your costs.
- Closing costs can be paid by you, the home seller, or the lender.
- You may be able to use monetary gifts from family for all or a portion of your closing costs.
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Can Anyone Qualify For A No Closing Cost Mortgage
No. Home buyers applying for a conventional mortgage typically need a minimum 740 credit score but, depending on market conditions, those same borrowers may be able to get a no closing costs mortgage with a 700 minimum credit score.
Borrowers applying for an FHA loan preferably need a 680 credit score to qualify for a no closing cost loan. However, depending on market conditions, FHA borrowers may qualify with a 640 score.
Rolling Closing Costs Into Fha And Va Loans
FHA and VA loans have some unique features and fees that require additional consideration when deciding if you want to roll your closing costs into the loan. You should discuss all features of the loan program with your lender to make sure you fully understand your obligations as a borrower.
FHA loans require the borrower to pay an upfront mortgage insurance premium . The UFMIP is generally 1.75% of your loan amount, and it can be rolled into the loan amount. There is one caveat: FHA loans require a minimum 3.5% down payment, not counting your closing costs. This means if you’re borrowing $100,000, you are required to pay at least $3,500 toward your down payment in addition to your closing costs.
VA loans require the borrower to pay a VA funding fee, which can be financed. This fee goes directly to the Department of Veterans Affairs to help cover losses and keep the loan guarantee program viable for future generations of military homebuyers. The amount of your VA funding fee will depend on your type of service and whether this is the first time you are obtaining a VA loan.
Editorial Note: The content of this article is based on the authors opinions and recommendations alone. It has not been previewed, commissioned or otherwise endorsed by any of our network partners.
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Pros And Cons Of Financing Your Closing Costs
When youre buying a home, one of the things you have to factor into your budget are closing costs. Typically, homebuyers spend between 2% and 5% of the purchase price on these expenses. If you agree to finance your closing costs, youll pay less money up front. Before making that move, however, its best to weigh the advantages and disadvantages of taking that route. If you want additional expert guidance, use SmartAssets financial advisor matching tool to pair up with a financial professional who can help you with your real estate needs.
Check out our closing costs calculator.
Other Ways To Get Help With Closing Costs
If you cant wrap your closing costs into the loan, you have a few other ways that you can get help paying them.
- The seller can help If the seller is willing to credit you money at the closing, you can use that money towards your closing costs. While its not common, some sellers are motivated enough to sell their home that they agree to credit you some money to help you get the loan to the closing table.
- The lender can help You can also opt for whats called lender paid closing costs. Some lenders will cover all of your closing costs in exchange for a higher interest rate. Usually, you will pay 0.5% higher interest rate in exchange for the lender paid closing costs.
- Family members can help You can also receive gift funds from family members. In order for this to work, you must have a signed gift letter from the donor stating that the funds are a gift and that they are not a loan.
You have several ways to get help with your closing costs. The easiest way is to wrap them into your loan. If that doesnt work, youll have to explore your other options which may include asking the seller, the lender, or your family members to help you pay your closing costs on a USDA loan.
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First Off What Are Closing Costs
Lets make sure we define closing costs before explaining how they can be paid. Closing costs are kind of like taxes, for lack of a better term. Lets say youre at the store looking to buy a shirt. The shirt may be fifteen dollars, but when you check out, youll probably end up paying sixteen or seventeen dollars. Why? Because there are closing costs associated with the purchase in this case, wed refer to them as taxes. Closing costs are just like a sales tax. When you go to get a mortgage, there are certain unavoidable costs associated with approving and processing your loan, such as origination fees, points, taxes, insurance, title fees, and appraisal fees, to name a few.
