One of the biggest questions I get from buyers is:
“How much will I need to bring to closing?”

It’s a great question—and one I make sure to answer clearly and thoroughly. At GFS Home Loans, I believe in preparing you for everything, so there are no surprises when it’s time to sign on the dotted line.

Here’s a quick breakdown of how I estimate your closing costs and what you should expect along the way.

Planning for the Worst (Just in Case)

I take a conservative approach when estimating your closing costs. That means I round up and plan for the highest likely expenses—including:

  • Title company fees
  • Escrow costs
  • Homeowners insurance
  • Appraisal
  • Survey

For example, I typically include a $1,500 survey fee in your estimate. That may not apply in the end—if there’s already a valid survey or the seller agrees to provide one, it comes off the total. But it’s better to budget for it upfront and remove it later than the other way around.

What’s Not in Your Loan Estimate—but Still Important

Home inspections aren’t required for loan approval, so I don’t include the inspection fee in your official estimate. But as your loan officer and as someone who cares about your investment, I strongly recommend getting one. A good inspection can save you from costly surprises down the road.

Upfront Costs You’ll Pay Before Closing

There are two key expenses to plan for early on:

  • Earnest Money Deposit
    Usually 1% of the purchase price, this is due once your offer is accepted and goes to the title company. It shows you’re serious about buying.
  • Appraisal Fee
    Typically around $800, this is paid when we order the appraisal. The report won’t be released until this is covered.

💡 Good news: Both of these are credited back to you at closing.

Using Seller Credits to Offset Your Costs

Whenever possible, I work with your real estate agent to negotiate seller-paid closing costs, which can significantly reduce your out-of-pocket expenses:

  • FHA Loans – Sellers can contribute up to 6% of the purchase price
  • Conventional Loans –
    • 3% contribution if your down payment is under 10%
    • 6% contribution if your down payment is 10% or more

These credits can cover a chunk of your fees—including taxes, insurance, and other prepaids.

Let’s Walk Through It Together

Buying a home is a major life moment—and I want to make sure you feel confident every step of the way. If you ever have questions about your numbers, estimated costs, or anything else in the process, don’t hesitate to reach out.

I’m here to make your home loan experience simple, clear, and stress-free.
– Rosalie Lowrey, GFS Home Loans

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