UNDERSTANDING CLOSING COSTS

Closing costs (seller-paid contributions to buyer’s closing costs) are one of the most confusing concepts of the offer process for buyers and sellers. This is completely understandable because most real estate agents and loan officers do not effectively communicate the net effect to the buyer and seller. Buyers must understand what makes up the closing costs.

Buyer’s closing costs are composed of the following:

• • Property tax escrow
• • Homeowner’s insurance escrow
• • Loan fees including rate buy down, if applicable
• • Broker admin fee
• • Title settlement charges
• • Lender’s and buyer’s title insurance

The second thing to understand about seller-paid contribution to buyer’s closing costs is the seller never actually pays the closing costs. They are either financed into the loan or paid out of pocket. 

Here is an example for clarification:

A buyer goes to make an offer on a 1 BR condo.The list price of this condo is $105,000. The buyer and their agent determine that the condo is valued at $97,000. 

So, what are the different ways the buyer can cover their closing costs? 

A) FINANCED CLOSING COSTS The buyer decides that they would like to finance the closing costs into the loan. Therefore, they will offer the seller $100,000 and request $3,000 in “seller-paid contribution to buyer’s closing costs.” This is what is actually known as financed closing costs. This is essentially offering the seller a net offer of $97,000. The benefit to the buyer is that they have reduced their cash out of pocket at closing by $3,000.

B) OUT OF POCKET The buyer decides to pay their closing cost out of pocket thus increasing their cash required at closing by $3,000. They offer the seller $97,000. These examples have the same net effect on the seller. The only difference is the loan amount is higher for the buyer in the first example. The buyer’s cash out of pocket is greater in the second example and the seller never actually paid the closing costs. This is simply a vehicle to allow buyers to finance their closing costs by artificially inflating the value of the home.

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