Buying in Beaverton and wondering how much cash you’ll need at the closing table beyond your down payment? You’re not alone. Closing costs can feel opaque, but a clear plan makes them predictable and manageable. In this guide, you’ll learn what closing costs include, typical ranges for Beaverton and Washington County, and smart ways to estimate and reduce what you pay. Let’s dive in.
What closing costs include
Closing costs are the fees and prepaids paid to lenders, title and escrow companies, county offices, insurers, and inspectors to complete your purchase and mortgage. They are separate from your down payment.
As a general guideline, buyers often pay about 2% to 5% of the purchase price in closing costs. Your actual amount depends on your loan program, local custom, and whether you use points, credits, or assistance.
How your costs are disclosed
You’ll receive a Loan Estimate within three business days after you apply for a mortgage. It outlines expected loan-related fees and other costs.
At least three business days before closing, you’ll receive a final Closing Disclosure. Review it line by line and ask questions right away if something looks off.
Local custom and negotiation affect who pays certain items, so confirm the split for your transaction early.
Typical Beaverton buyer costs
Loan charges
- Loan origination or application fee. Often about 0.25% to 1% of the loan amount, or a flat fee. Sometimes offset by lender credits.
- Discount points. Optional. One point equals 1% of the loan principal to buy down your rate.
- Underwriting and processing. Often $400 to $1,200 combined.
- Credit report. Typically $25 to $50.
- Appraisal. Commonly $450 to $800+ in the Portland metro area, depending on property and complexity.
- Mortgage insurance. If applicable, you may see upfront or annual premiums for FHA or USDA, or private mortgage insurance on conventional loans with less than 20% down. VA loans use a funding fee and do not have PMI.
- Flood certification and other third-party checks. Often $10 to $50.
Title, escrow, and recording
- Title insurance. A lender’s title policy is typically required and paid by the buyer. In many Portland metro transactions, the seller pays for the owner’s policy, but this is local custom and not a rule. Always confirm on your deal.
- Escrow or settlement fee. Often split or assigned per local practice; amounts vary by company and can range from a few hundred dollars to over $1,000.
- Recording fees. Washington County charges to record the deed and mortgage documents. Expect totals in the tens to a few hundred dollars depending on document count and type.
- Transfer taxes. Oregon does not have a statewide real estate transfer tax in the typical sense, and in practice this cost is generally a seller responsibility. Verify current practice with your closing team.
Prepaids and escrow reserves
- Prepaid interest. Covers interest from your closing date to month end and depends on your closing day and rate.
- Property tax proration. Property taxes are prorated at closing; you’ll typically reimburse the seller for the share after your closing date. Washington County due dates and levies affect the amount.
- Homeowners insurance. Lenders usually require the first year’s premium paid at closing.
- Initial escrow account. Lenders may collect 2 to 6 months of property tax and insurance reserves to seed your escrow.
- HOA dues and assessments. If applicable, dues and any assessments are prorated.
Inspections and related items
- General home inspection. Often $300 to $700.
- Specialty inspections. Pest, sewer scope, roof, septic, or others are priced separately.
- Survey. If needed, expect several hundred to over a thousand dollars depending on scope.
Other costs and credits
- Real estate broker commission. Commonly paid by the seller.
- Seller concessions. You can negotiate credits to offset your closing costs, subject to loan program limits.
How much you might pay
Use 2% to 5% of the purchase price as a starting estimate when you’re getting a mortgage and not paying discount points.
- $400,000 purchase: about $8,000 to $20,000 in buyer closing costs.
- $600,000 purchase: about $12,000 to $30,000.
- $800,000 purchase: about $16,000 to $40,000.
A buyer who pays discount points or a large origination fee can exceed these ranges. A buyer who receives substantial seller credits or rolls certain costs into the loan will have lower out-of-pocket costs at closing.
Beaverton and Washington County notes
- Transfer taxes. In Oregon, the real estate excise tax is generally a seller responsibility. Buyers in Beaverton typically do not pay this at closing. Always confirm current rules with your closing agent.
- Recording and taxes. Washington County sets official recording fees and property tax schedules that influence proration and document costs. Your escrow officer will calculate these precisely for your file.
- Customary splits. In the Portland metro area, sellers often pay the owner’s title policy and the broker commission. Escrow fees may be split. Customs can change, so verify who pays what in your specific contract.
How loan type changes costs
Conventional loans
You’ll pay lender fees, standard title and escrow charges, and PMI if you put less than 20% down. Seller concessions are allowed up to program limits, which vary with your down payment.
FHA loans
Expect an upfront mortgage insurance premium unless covered by credits, plus ongoing annual MIP. FHA’s rules allow defined limits on seller concessions.
VA loans
VA loans use a funding fee that can be paid at closing or financed. There is no PMI. VA also limits certain kinds of concessions and fees.
USDA and other programs
USDA and other programs may include guarantee or program fees. State or local assistance can help with closing costs if you qualify.
How to estimate your closing costs
- Ask for multiple Loan Estimates. Apply with at least two lenders and compare their total costs, lender fees, and rate options.
- Request a title and escrow estimate. Have your escrow officer explain the owner’s policy custom, escrow splits, and recording estimates for Washington County.
- Model your prepaids. Look at insurance quotes, potential HOA dues, and tax proration based on your expected closing date.
- Include inspections. Build in general and specialty inspection budgets that fit the home type and location.
- Update with your Closing Disclosure. Use the final disclosure to confirm cash-to-close at least three business days before signing.
Ways to reduce what you pay
- Negotiate seller credits. Ask for a set dollar amount or percentage toward your closing costs and confirm it fits your loan program’s limits.
- Time your closing date. Closing near month end can reduce prepaid interest.
- Shop lenders. Compare rates and fees, and consider lender credits that offset closing costs.
- Compare title and escrow. Obtain itemized estimates and ask about fee differences and customary splits.
- Use assistance programs if eligible. Explore local or state programs that can help with down payment or closing costs.
- Right-size inspections. Order only the inspections appropriate for the property.
What to bring and ask before closing
Documents to prepare
- Government-issued photo ID
- Earnest money receipt
- Loan Estimate and application documents
- Home inspection reports and any repair addendums
- Homeowners insurance binder
- Proof of funds for down payment and closing (and wire instructions)
Questions to ask
- Can I see an itemized estimated closing statement, and which fees are negotiable?
- Who pays the owner’s title policy and how are escrow fees split in this transaction?
- What are the estimated Washington County recording fees and who pays them?
- How much prepaid interest, taxes, and insurance reserves will be collected?
- Are there seller concessions, and how do they change my cash to close?
- What happens if numbers change during the three-day Closing Disclosure review?
- Are there any local assessments that will be prorated at closing?
Becoming clear on your Beaverton closing costs early helps you budget with confidence, negotiate effectively, and avoid surprises. If you want a second set of eyes on your estimates or help negotiating seller credits, our local team is here to help. Have questions about your Beaverton closing costs or next steps? Connect with Unknown Company to compare options and plan your purchase. Get your free home valuation.
FAQs
What are buyer closing costs in Beaverton?
- Buyer closing costs are third-party fees and prepaids for your loan, title/escrow, county recording, inspections, and initial tax and insurance reserves, separate from your down payment.
How much should a Beaverton buyer budget?
- A common planning range is about 2% to 5% of the purchase price, depending on loan type, credits, prepaids, and local fee schedules.
Who pays for title insurance in Washington County?
- The buyer typically pays the lender’s title policy; the owner’s policy is often paid by the seller in the Portland metro area, but confirm on your specific contract.
Do Beaverton buyers pay transfer taxes?
- In Oregon, real estate excise tax is generally a seller responsibility. Buyers in Beaverton typically do not pay this cost, but verify current practice at closing.
What inspections should I plan for in Beaverton?
- Most buyers order a general home inspection and may add specialty inspections such as sewer scope or pest, depending on property type and condition.
How can I lower my out-of-pocket costs?
- Negotiate seller credits, compare lender fee structures, time your closing to reduce prepaid interest, and consider eligible assistance programs.
