Are you wondering how much cash you’ll need on top of your down payment to buy a home in Dublin? You’re not alone. Closing costs can feel confusing, and surprises late in escrow are the last thing you want. In this guide, you’ll learn what buyer closing costs include, what’s typical in Dublin and Alameda County, how to estimate your cash to close, and practical steps to get precise numbers and reduce out-of-pocket costs. Let’s dive in.
What closing costs include
Closing costs are the fees, prepaid items, and escrows you pay to complete a purchase beyond your down payment. They cover lender charges, title and escrow services, inspections, government fees, and initial deposits for property taxes and insurance.
As a planning rule, buyers in California often see total closing costs around 2% to 5% of the purchase price. Your position within that range depends on loan type, whether you buy discount points, local fee conventions, and any credits you negotiate.
To keep terms straight, remember: cash to close is your down payment plus closing costs plus required prepaids and escrow deposits, minus any credits.
Typical cost range in Dublin
For Dublin-area purchases, a 2% to 5% range is a useful estimate. If you choose to pay points or have higher lender fees, you’ll be toward the high end. If you receive seller or lender credits, you’ll be toward the low end.
Local customs can affect who pays for certain items. In many Northern California transactions the seller often pays for the owner’s title policy, while the buyer pays the lender’s policy, but this is negotiated. Your purchase contract and escrow officer will confirm the split for your deal.
Line-by-line costs to expect
Escrow fees
- What it covers: The escrow company manages documents, funds, and closing logistics.
- Who typically pays: Often split between buyer and seller in the Bay Area. Confirm in your purchase contract.
- Typical size: Total escrow fees often run $1,000 to $3,000 or more, with the buyer’s share rarely exceeding a few thousand dollars.
Title insurance and services
- What it covers: Title search, clearing title issues, and insurance policies.
- Policies: Lender’s title policy is usually a buyer cost. Owner’s policy often paid by the seller in Northern California, but it varies by transaction.
- Typical size: One-time premiums based on price or loan amount. Rates are a fraction of a percent and vary by provider. Ask escrow for a quote tied to your price.
Loan costs
- What it covers: Origination, underwriting, application, processing, and credit report.
- Who pays: Buyer, unless you negotiate seller concessions or lender credits.
- Typical size: Many buyers see lender and origination charges around 0.5% to 1.5% of the loan amount, plus a few hundred dollars for smaller items. Points are optional and increase costs.
Appraisal and any survey
- What it covers: Lender-required appraisal to confirm value.
- Who pays: Buyer.
- Typical size: Often $500 to $1,000 or higher for complex properties.
Inspections and reports
- What they cover: General home inspection, pest/termite, roof, chimney, sewer scope, septic, or other specialty checks as needed.
- Who pays: Buyer.
- Typical size: General inspection $300 to $800. Pest $75 to $300. Sewer scope $200 to $600. Specialty reports can run $500 to $3,000 or more.
Prepaid items and escrow deposits
- What they cover: First year of homeowners insurance, prepaid mortgage interest from closing to your first payment, and initial escrow reserves for taxes and insurance required by your lender.
- Who pays: Buyer.
- Typical size: Insurance often $800 to $3,000 per year. Lenders commonly collect 2 months of property tax and insurance for reserves, plus prorated taxes. Prepaid interest varies with rate, loan amount, and closing date.
Recording and transfer taxes
- What they cover: County recording of the deed and deed of trust, and documentary or transfer taxes where applicable.
- Who pays: It varies. Sellers often handle transfer taxes in California, but local rules and negotiation matter. Buyers typically pay to record the deed of trust.
- What to do: Ask your escrow officer for current Alameda County recording fees and any city or county transfer taxes associated with your property in Dublin.
HOA and community fees
- What they cover: HOA document packages, transfer fees, and prorated monthly dues if the property has an HOA.
- Who pays: Buyers often pay for HOA documents and prorated dues. Transfer fees depend on HOA rules and negotiation.
- Typical size: HOA document fees commonly range from $100 to $400. Prorated dues depend on the community.
Administrative add-ons and misc.
- What they cover: Wire transfer fees, notary, courier/overnight delivery, ALTA endorsements, and property-specific items like flood certifications or pest treatments.
- Who pays: Buyer or split, depending on the item and your contract.
- Typical size: Usually smaller line items, about $25 to $200 each, with property-specific items varying more widely.
Cash-to-close math you can use
Here is the working formula you can apply to any property:
- Cash to close = Down payment + Buyer closing costs + Required prepaids and escrow deposits − Any seller or lender credits.
Use your Loan Estimate and escrow’s preliminary fee sheet to fill in each part. Your Closing Disclosure will give the exact number at least 3 business days before signing.
Illustrative examples
These are hypothetical examples to show how the math works. Always obtain lender and escrow quotes for your property and loan.
Example A - Purchase price $700,000
- Down payment (10%): $70,000
- Buyer closing costs (estimate 2.5%): $17,500
- Initial escrow reserves and prepaids: $5,000 to $10,000
- Cash to close: about $92,500 to $97,500 before credits
Example B - Purchase price $1,000,000
- Down payment (20%): $200,000
- Buyer closing costs (estimate 2.5%): $25,000
- Initial escrows and prepaids: $7,000 to $15,000
- Cash to close: about $232,000 to $240,000
Example C - Purchase price $1,300,000 with 20% down
- Down payment (20%): $260,000
- Closing costs and lender fees (estimate 3%): $39,000
- Escrows and prepaids: $10,000 to $20,000
- Cash to close: about $309,000 to $319,000
Notes: These examples exclude any seller-paid owner’s title policy and any negotiated credits. Paying discount points or higher lender fees will increase totals. Seller concessions, when allowed by your loan program, reduce cash to close.
Dublin and Alameda County specifics
Property taxes and supplemental bills
In California, the base property tax rate is roughly 1% of assessed value, plus voter-approved bonds, special assessments, and any parcel taxes. When a property changes ownership, you may also receive a supplemental tax bill after closing based on the new assessed value. Your escrow team will manage prorations at closing, but supplemental taxes arrive separately from the county.
Transfer taxes and recording fees
Recording fees and documentary or transfer taxes are specific to Alameda County and, in some cases, the city. Your escrow or title company will quote the current fees for Dublin properties and confirm who is paying what per your contract.
Mello-Roos and special assessments
Many newer East Bay neighborhoods include Mello-Roos or Community Facilities District special taxes. These are parcel-specific and can be significant. You can verify them on the preliminary title report and on the property’s tax bill during your contingency period.
HOA prevalence in Dublin
Dublin has many planned communities and condos, so HOA dues and transfer or document fees are common. Your escrow officer will obtain the HOA documents and the fee schedule early in the process.
How to get precise numbers
Request these items early
- Loan Estimate from each lender you are considering.
- Preliminary escrow estimate from the title/escrow company showing escrow fees, title charges, recording, and any transfer taxes.
- Preliminary title report to surface easements, liens, and special assessments like Mello-Roos.
- HOA document package and fee schedule, if applicable.
- Recent sample closing statements from similar Dublin sales for local norms.
Timeline from offer to close
- During inspection contingency: Order general, pest, and any specialty inspections.
- Before loan approval: Ensure your appraisal is ordered and paid. Your lender will outline prepaids and escrow deposits tied to your loan.
- About 3 to 5 days before closing: Review your Closing Disclosure, which shows exact cash to close and must be issued at least 3 business days before signing.
Ways to reduce your out-of-pocket costs
- Shop lenders and compare total costs, not just the rate. Use Loan Estimates to line up fees and credits.
- Negotiate seller concessions to cover some costs, subject to loan program limits.
- Consider lender credits in exchange for a slightly higher rate to reduce cash required at closing.
- Ask to follow local custom on title policy payment or negotiate a split where appropriate.
- Only waive optional services or endorsements after you understand the risks.
Items you should not skip
- Pest or termite inspection, since wood-destroying organisms are a common local issue.
- Careful review of the preliminary title report for easements, liens, and special taxes.
- Understanding tax and HOA prorations so you are prepared for any supplemental bills.
Quick planning checklist
- Define your down payment target and keep a cushion for 2% to 5% in closing costs.
- Get a Loan Estimate from at least two lenders and compare total costs and credits.
- Ask escrow for a property-specific fee quote once you are in contract.
- Confirm who pays for owner’s and lender’s title policies in your contract.
- Schedule inspections early and budget for the likely reports.
- Verify any Mello-Roos or special assessments on the tax bill and in the title report.
- Review the Closing Disclosure carefully and wire the exact cash to close as instructed by escrow.
Buying in Dublin should feel clear and predictable. With the right estimates and a team that walks you through each line item, you can plan your cash to close with confidence and avoid last-minute surprises. If you want a second set of eyes on your numbers or help negotiating credits, we’re here to help. Connect with Bogosian & Co. Real Estate, Inc. to schedule a Free Consultation.
FAQs
What are typical Dublin buyer closing costs?
- Buyers often see total closing costs around 2% to 5% of the purchase price, excluding the down payment. Your loan type, points, reserves, and credits will shift the final number.
How do I calculate cash to close for a Dublin home?
- Add your down payment, buyer closing costs, and required prepaids and escrow deposits, then subtract any seller or lender credits. Use your Loan Estimate and escrow quote for inputs.
Who usually pays the owner’s title policy in Dublin?
- In much of Northern California the seller often pays the owner’s policy, while the buyer pays the lender’s policy. Confirm with your contract and escrow officer for your transaction.
Are there transfer taxes on Dublin homes, and who pays them?
- Alameda County recording and any transfer taxes apply based on the property. Sellers commonly handle transfer taxes in California, but it is negotiable. Escrow will confirm the split.
What are Mello-Roos taxes in the Dublin area?
- Mello-Roos are special district taxes used to fund local infrastructure and services. They are parcel-specific and appear on the tax bill and title report. Verify during contingencies.
When will I know my exact cash to close?
- Your lender issues a Closing Disclosure at least 3 business days before closing, and escrow provides the final settlement statement. These show the exact amount to wire.
