Sticker shock at the closing table is no fun. If you are buying a home in Georgetown, you want a clear picture of what you will pay, when you will pay it, and what you can negotiate. The good news is that Texas has predictable customs and strong consumer protections, and Williamson County has a few local wrinkles you can plan for. In this guide, you will see typical buyer closing costs, local factors that change the numbers, and practical ways to save. Let’s dive in.
What are buyer closing costs?
Buyer closing costs are the fees and prepaid items you pay to get your mortgage, transfer title, and set up your new home’s accounts. They are separate from your down payment. A helpful planning rule is to budget about 2% to 5% of the purchase price for closing costs if you are financing. Your exact total depends on your loan program, the title company’s fees, negotiated concessions, and timing for taxes and insurance.
What you will pay in Georgetown
Loan costs
These are fees charged by your lender to approve and fund your mortgage.
- Origination and processing: A flat fee or percentage for the lender to process your loan. This can be negotiated or offset with credits.
- Discount points: Optional fees you pay to lower the interest rate. One point equals 1% of the loan amount.
- Underwriting, application, credit report: Smaller line items that add up to a few hundred dollars in many files.
- Appraisal: Lenders order these to confirm value. Plan for about $400 to $800, with higher costs possible for unique or complex properties.
- Mortgage insurance or program fees: FHA, VA, or USDA loans have their own program fees. Conventional loans may require private mortgage insurance with lower down payments.
- Other lender-ordered reports: Items like flood determination or automated underwriting.
Title and escrow fees
Texas uses title companies to handle settlement and funds. Some costs are customary for buyers, and others depend on what you negotiate in the contract.
- Lender’s title insurance policy: A one-time premium that protects your lender. Buyers usually pay this when getting a mortgage.
- Owner’s title policy: In many Texas markets it is customary for the seller to pay for the owner’s policy. This is negotiable, so confirm in your contract.
- Settlement, closing, and document prep: The title company’s fees for managing the closing and preparing documents. Who pays can vary by deal and is negotiable.
- Endorsements and incidentals: Items like title endorsements, wire verification, or survey coordination.
Government and recording
- Recording fees: Paid to the Williamson County Clerk to record the deed and deed of trust. Amounts change from time to time, and your title company will collect the current fees at closing.
- Transfer taxes: Texas has no state real estate transfer tax.
Inspections and survey
You control most of these choices and timelines, and you usually pay these out of pocket.
- Home inspection: Plan for about $300 to $700 depending on home size and scope.
- Pest inspection: Often required for certain loans or when issues are suspected, usually $75 to $200.
- Survey: Your lender or title company may require a current survey. If a new one is needed, costs range from a few hundred dollars to over $1,000 based on lot size and complexity.
- Specialty inspections: Environmental, septic, or well inspections if applicable.
Prorations and recurring items
Some costs are shared between buyer and seller based on the closing date.
- Property taxes: Texas bills taxes on an annual cycle, and the title company prorates the bill between buyer and seller based on days of ownership. If the new year’s bills are not out yet, the title company will use the best available levy or an estimate.
- HOA dues: Dues and assessments are prorated through the closing date. You may also see transfer or setup fees charged by the association or its management company.
- Utilities and municipal charges: The seller typically pays through closing. You take over after you own the home.
Escrow deposits for taxes and insurance
If your lender requires an escrow account, you will prepay a cushion to fund upcoming tax and insurance bills. A common pattern is two to three months of insurance plus several months of estimated property taxes. The exact amount depends on your closing date and when the next bills are due.
Other possible costs
- HOA transfer or estoppel fees: These vary by association and management company and are often shown on the title commitment. A rough range is $0 to $400 or more.
- Courier, wire, and notary fees: Modest amounts charged for handling documents and funds.
- Home warranty: Optional. Many buyers choose a one-year policy in the $300 to $700 range, or ask the seller to contribute.
Georgetown and Williamson County factors
Property taxes and proration
Williamson County taxes are assessed by the Williamson Central Appraisal District. Taxes are billed annually on a fall to winter timeline, and they become delinquent after January 31. Because the bill often arrives after the year is underway, your closing will use the most current levy or an estimate. If the home is within the City of Georgetown, your total tax rate includes city, county, school district, and possibly a special district. Your lender will likely require an initial escrow deposit to stay on track for the next tax payment.
MUDs and special districts
Many suburbs in Williamson County use Municipal Utility Districts or similar special districts to fund infrastructure. If the home is in a MUD, you will assume the ongoing MUD tax. There may also be transfer fees or other assessments that show up on your settlement statement. Confirm the district status on the appraisal district record or in the title commitment so you can plan for both closing costs and future tax bills.
HOAs and resale requirements
Georgetown has communities with homeowners associations. Resales usually require HOA documents, compliance certificates, payoff checks for any balances, and sometimes a resale packet fee. These items can affect your timeline and your closing costs. Ask your agent and title company to start the HOA process early so there are no surprises.
Title company selection and premium rules
In Texas, the seller often proposes the title company in the contract, although this is negotiable. Title insurance premium rates are regulated statewide and are based on the purchase price or loan amount. While the premium is set by rule, each title company can have different settlement or escrow fees, so it is wise to request an estimate.
When you will see final numbers
Loan Estimate and Closing Disclosure
Your lender must deliver a Loan Estimate within three business days of your application. At least three business days before closing, you must receive your Closing Disclosure that shows final loan terms and itemized charges. Review it carefully and ask questions right away. If major terms change, you might get a revised disclosure with a new three-day waiting period.
Bringing funds to closing
Most buyers bring funds by wire or cashier’s check to the title company. Follow the title company’s instructions precisely. Wire fraud is a real risk, so always confirm wiring instructions by phone using a trusted number from your title or lender, not from an email alone.
Rough cost ranges in Georgetown
Use these estimates for early budgeting. Your lender and title company will give you exact numbers for your purchase.
- Appraisal: $400 to $800
- Home inspection: $300 to $700
- Pest inspection: $75 to $200
- Survey: $300 to $1,000+
- Lender fees, origination, processing: $500 to $3,000+
- Title, escrow, and closing fees: $300 to $1,500+
- Lender’s title insurance premium: One-time charge based on loan amount
- Recording fees: County specific and collected by the title company
- Initial escrow deposit for taxes and insurance: Varies by close date and lender
- HOA transfer or estoppel: $0 to $400+
- Home warranty (optional): $300 to $700
Ways to lower or offset your costs
Shop and compare
Compare Loan Estimates from at least two lenders. Look beyond just the rate and review the itemized fees. Some lenders offer lender-paid credits in exchange for a slightly higher rate, which can reduce your cash to close.
Ask a few local title companies for a fee estimate. Title premiums are regulated, but settlement and escrow fees can vary.
Negotiate seller contributions
Seller credits are common in our market. You can ask the seller to pay for specific items such as your closing fee, a portion of the lender’s title policy, or a flat credit toward closing costs. If you plan to use a loan program, remember that some programs cap how much a seller can contribute. Make sure your lender and agent align the contract with your program limits.
Use assistance programs and credits
Explore first-time buyer programs and local down payment or closing cost assistance. Availability and rules can change based on income, purchase price, and lender participation. Ask your lender to check state and local options and confirm any deadlines long before closing.
Time-saving steps that prevent fees
Order inspections and lender-required items early so you have time to address issues without rush charges. Request the title commitment right away and review any easements, MUD disclosures, or HOA requirements. Get HOA payoff and resale documents started early to avoid last-minute delays.
Simple closing cost checklist
- Compare at least two Loan Estimates and ask about lender credits.
- Confirm who pays the owner’s title policy in the contract.
- Order home and specialty inspections right after you go under contract.
- Request your title commitment and review exceptions with your agent and title team.
- Check if the property is in a MUD or special district and request any related disclosures or fees.
- Ask the HOA for transfer fees, resale certificates, and timelines early.
- Verify how you will bring funds to closing and the due date for a wire or cashier’s check.
- Review your Closing Disclosure at least three business days before closing and compare it to your Loan Estimate.
- Call the title company to confirm wiring instructions before sending any money.
Final thoughts and next steps
Closing costs in Georgetown are predictable when you know the categories, local tax timing, and which fees are negotiable. If you plan ahead, compare estimates, and start title and HOA items early, you can reduce surprises and keep more cash in your pocket. When you are ready, connect with a local guide who knows Georgetown and Williamson County processes inside and out.
If you want a clear estimate for your situation and help negotiating smart credits, reach out. Our team will walk you through each line item, coordinate with your lender and title company, and keep your closing on track. Let’s make your move simple and stress free. Contact Unknown Company to get started.
FAQs
How much should a Georgetown buyer budget for closing costs?
- A common guideline is 2% to 5% of the purchase price for buyer closing costs, not including your down payment. Your lender and title company will provide exact figures.
Who usually pays the owner’s title policy in Texas home sales?
- In many Texas markets the seller pays for the owner’s title policy, but it is negotiable and must be confirmed in the contract.
Are property taxes prorated at closing in Williamson County?
- Yes. Taxes are prorated between buyer and seller based on the closing date. If the new year’s bill is not out, the title company uses the most current levy or an estimate.
Can a Georgetown buyer roll closing costs into the mortgage?
- Some costs can be financed or offset with lender credits, depending on your loan program and limits. Ask your lender which fees can be financed.
When will I see my exact closing numbers before settlement?
- Your lender must deliver a Closing Disclosure at least three business days before closing. Review it and ask for any corrections during that window.
