What will you actually pay at the closing table in Vancouver, WA? If you are budgeting for a home, the add-on fees can feel like a moving target. You want a clear, local breakdown so you can plan with confidence and avoid surprises. In this guide, you will learn what buyers typically pay in Clark County, what sellers often cover, how to estimate your total, and smart ways to reduce your out-of-pocket costs. Let’s dive in.
Closing costs at a glance
For most Vancouver buyers, closing costs run about 2% to 5% of the purchase price, not including your down payment. The lower end is common for cash buyers or small loans, while the higher end includes lender fees, prepaids, and third-party charges.
In Washington, it is customary for the seller to pay the state’s Real Estate Excise Tax (REET). Sellers also commonly pay for the owner’s title insurance policy, though this can vary and your purchase agreement controls. You will see your estimated costs in the lender’s Loan Estimate and your final totals in the Closing Disclosure.
What buyers usually pay in Clark County
Loan-related charges
- Loan origination or lender admin fee, typically 0.5% to 1.0% of the loan amount, or a flat fee.
- Optional mortgage points, where 1 point equals 1% of the loan to buy a lower rate.
- Underwriting and processing, often $300 to $1,000 combined.
- Credit report, usually $25 to $75.
- Appraisal, commonly $400 to $800 in Clark County, higher for complex properties.
- Small lender-required services such as flood certification or tax service, often $25 to $200 each.
- Mortgage insurance or program funding fees if your loan requires them.
Title, escrow, and settlement
- Lender’s title insurance (required with a mortgage), typically $400 to $2,000 depending on price and insurer rate tables.
- Escrow or settlement fee, often $300 to $1,500 and sometimes split between buyer and seller.
- Title search and document prep, sometimes included in escrow or listed separately at $100 to $400.
Inspections and reports
- General home inspection, usually $300 to $600 depending on size and age.
- Pest or wood-destroying organism inspection, often $75 to $250.
- Septic or well inspections, if applicable, typically $300 to $1,000 or more.
- Property survey is uncommon for most standard residential closings when title insurance is used, but can run $300 to $1,000 or more if needed.
Government and recording fees
- County recording fees, commonly $50 to $200 depending on the number and type of documents recorded. For current recording charges, review the Clark County Auditor’s posted schedule.
- REET is generally paid by the seller in Washington, not the buyer, unless your contract says otherwise.
Prepaid items
- First year of homeowner’s insurance premium, paid at closing.
- Property tax proration based on the closing date, plus initial escrow deposits for future tax payments.
- Prepaid mortgage interest for the days remaining in the month you close.
- HOA dues or assessments, prorated, and any HOA transfer or estoppel fees, often $100 to $500.
Government-backed loan fees
- FHA, VA, and USDA loans have program-specific upfront or funding fees and different rules for seller contributions. Always confirm current limits and eligibility with your lender.
What sellers often cover in Washington
- Real Estate Excise Tax (REET) is typically a seller cost statewide. For current guidance, see the Washington State Department of Revenue.
- Owner’s title insurance is often paid by the seller in Washington, though practices can vary by county and negotiation.
- Escrow fees may be split or negotiated in your purchase agreement.
Local customs are not guarantees. Always confirm who pays what in your signed contract and with the title and escrow company.
How to estimate your total
- Review your Loan Estimate. Your lender must provide a Loan Estimate within 3 business days of your application. It lists itemized, estimated loan and third-party charges. Learn how to read it using the CFPB’s Loan Estimate resource.
- Check your Closing Disclosure. At least 3 business days before closing, you will receive the Closing Disclosure with final figures. The CFPB’s Closing Disclosure guide explains each section.
- Ask title or escrow for a local quote. A Clark County title or escrow professional can give you an itemized estimate for recording, title insurance, and settlement fees specific to your transaction.
- Use a quick rule of thumb. Multiply the purchase price by 2% to 5% to budget. Aim toward the higher end for loans with mortgage insurance or program fees and toward the lower end for cash deals.
- Budget for down payment plus closing costs. Lenders generally will not allow down payment funds to double as closing cost funds.
Helpful local links:
- See Clark County’s current recording fee schedule on the Auditor’s site: Clark County Auditor recording fees.
- Learn about Washington’s REET policy at the Department of Revenue: Washington DOR on Real Estate Excise Tax.
- Understand the Loan Estimate: CFPB Loan Estimate guide.
- Understand the Closing Disclosure: CFPB Closing Disclosure guide.
Local nuances in Vancouver
- Property tax proration and escrow deposits depend on the Clark County tax calendar and your closing date. Your lender and escrow team will calculate the exact amounts.
- HOA and condo transfer practices vary by community. Request HOA documents early to learn about transfer fees, reserves, and any special assessments that could affect your total due at closing.
- Assistance programs can lower upfront costs. The Washington State Housing Finance Commission offers buyer programs and down payment assistance that may reduce cash to close. Explore options and eligibility at the WSHFC buyer portal.
Ways to reduce out-of-pocket costs
- Negotiate seller concessions. Your contract can include seller-paid closing costs, subject to loan program limits. For example, FHA currently allows concessions up to 6% of the purchase price.
- Ask about lender credits. A small rate increase can sometimes generate a credit that offsets closing costs.
- Compare lenders and service providers. Fees vary. Shopping can save you money on both lender charges and some third-party services.
- Explore assistance programs. WSHFC and local nonprofits sometimes offer down payment or closing cost help if you qualify.
- Consider what can be financed. Some programs allow certain costs to be rolled into the loan amount, subject to appraisal and program rules.
- Time your closing date strategically. Prepaid interest depends on the day you close. Ask your lender how your chosen date affects prepaids.
Timing and logistics: paying and avoiding surprises
You will send your down payment, closing costs, and any escrow deposits to the escrow company by wire or certified funds before your signing appointment. Only use wiring instructions sent directly by the escrow company and verify them by calling a known phone number to prevent wire fraud. Bring a valid photo ID and any documents your lender or escrow requests. If a fee changes or is removed before closing, you will see a credit on the Closing Disclosure.
Planning your purchase with clear numbers can take the stress out of closing. If you want help reviewing your Loan Estimate, comparing lender quotes, or structuring a winning offer with seller credits, reach out. You can count on Joy Johnson for calm, clear guidance tailored to Vancouver and Clark County.
FAQs
How much do Vancouver, WA buyers typically pay in closing costs?
- Most buyers should budget about 2% to 5% of the purchase price for closing costs, separate from the down payment.
Who pays Washington’s Real Estate Excise Tax in Clark County?
- REET is generally a seller-paid tax in Washington unless your purchase contract assigns it differently.
What is the difference between the Loan Estimate and Closing Disclosure?
- The Loan Estimate provides early, itemized estimates within 3 business days of application, while the Closing Disclosure provides final figures at least 3 business days before closing.
Can seller credits cover all my closing costs with FHA or VA loans?
- Seller contributions are allowed up to program limits, such as up to 6% for FHA; your lender will confirm the current limits for your loan type.
When do I pay my closing funds in Vancouver, WA?
- You will wire or deliver certified funds to escrow before signing, which include your down payment, closing costs, and any required escrow deposits.
