Trying to figure out how much cash you will need to close on a Glendale home? You are not alone. Closing costs can feel like a black box, especially if this is your first time or you are moving up to a larger property. In this guide, you will learn what buyer closing costs include, realistic local ranges, what is negotiable, and how smart planning can help you write a stronger offer. Let’s dive in.
Closing costs, in plain English
Closing costs are the one-time fees and prepaid items you pay at closing, not including your down payment. They cover things like your lender’s charges, escrow and title services, recording fees, inspections, prepaid property taxes and insurance, and any HOA or local transfer fees. In California, some items are customary for a specific party to pay, but most items are negotiable.
As a planning rule, expect total buyer closing costs to land around 2% to 5% of the purchase price. Your exact number depends on your loan type, price point, closing date, and whether the seller offers any credits.
How much to budget in Glendale
Use the 2% to 5% guideline to set expectations, then request written estimates from your lender and escrow/title for your target price range. This keeps you focused and avoids surprises.
Here are quick examples to help you budget:
- $600,000 purchase price: 2% is $12,000, 4% is $24,000
- $900,000 purchase price: 2% is $18,000, 4% is $36,000
- $1,500,000 purchase price: 2% is $30,000, 4% is $60,000
These estimates combine common lender charges, escrow and title fees, inspections, and typical prepaid taxes and insurance. Your final number will be itemized on your federally required Closing Disclosure.
Major cost categories
Loan fees
If you are using a mortgage, plan for lender-related charges. Origination, processing, underwriting, and application fees may be flat or a percentage of the loan amount, commonly 0.25% to 1.0%. Appraisals in Los Angeles County typically run $500 to $900+ depending on property complexity. Credit report, flood certificate, and tax transcript fees often total $25 to $200.
Discount points are optional and cost 1% of the loan amount per point to buy down your interest rate. Certain programs have upfront mortgage insurance or funding fees that are separate from monthly mortgage insurance. As a rough estimate, loan closing costs excluding prepaids often range $1,500 to $6,000+ depending on loan size and lender.
Escrow and settlement
Escrow coordinates the closing, manages funds, and prepares documents for recording. In Southern California, escrow fees are often split between buyer and seller by custom, but the split is negotiable. A typical buyer portion is $800 to $2,500+, based on price and the escrow company’s schedule. Miscellaneous items like wire, courier, notary, or document prep usually add $50 to $400.
Title insurance
There are two policies. The owner’s policy protects the new owner and in California the seller customarily pays for it, while the lender’s policy protects the mortgage lender and the buyer usually pays for it. Customs can shift and terms are negotiable. The lender’s policy is a one-time premium that is typically several hundred to a few thousand dollars depending on the loan amount. Additional title services, including searches and endorsements, often run $100 to $500+.
Recording and transfer taxes
The County Recorder charges to record your deed and other documents. Recording fees often total $100 to $300+. Documentary transfer taxes may apply at the county level and sometimes at the city level. The amount and which party pays vary by jurisdiction and negotiation. For Glendale transactions, confirm the current rates and local custom with the Los Angeles County Recorder and the City of Glendale before you write your offer.
Property taxes and impounds
California’s base property tax rate is roughly 1.0% to 1.25% of assessed value each year, plus any voter-approved assessments or special taxes. Many lenders require an initial escrow deposit for property taxes and homeowners insurance at closing, usually equal to a few months of payments. You will also see prorated taxes based on your closing date.
Be aware of supplemental tax bills after closing. A change in ownership or new construction can trigger a reassessment that results in an additional bill. Some areas also have Mello-Roos community facilities district taxes. Review the tax bill and disclosures closely so you can budget appropriately.
Insurance and escrow setup
Most lenders require you to show proof of homeowners insurance before closing. You usually pay the first year’s premium or a portion at closing and fund an initial escrow deposit so the lender can pay future renewals. Premiums vary by property and coverage, but budgeting $600 to $3,000+ for the first year is a practical starting point.
Inspections and reports
Buyer-paid inspections are essential for due diligence and can save you money in repairs or credits later. Common inspections and typical ranges include:
- General home inspection: $300 to $700
- Termite or wood pest inspection: $75 to $200+
- Sewer scope or lateral inspection: $150 to $500
- Specialty inspections, such as roof, foundation, chimney, pool, or geological: $200 to $800+ each
You decide which inspections to order based on the property, age, and condition.
HOA and condo costs
Glendale has a significant number of condominiums and planned communities. Expect possible HOA-related items such as a disclosure package or estoppel, often $200 to $500+. Some associations charge transfer, move-in, or capital contribution fees. Confirm the association’s budget, rules, and fee schedule early so you understand both your closing costs and your ongoing monthly dues.
Other items to expect
You may see charges for reconveyances of prior loans, additional notary or courier services, or specialized reports like flood or elevation certificates if required. In most California transactions, the seller pays real estate broker commissions, so commissions are typically not a buyer closing cost.
What is negotiable
Negotiation depends on market conditions and your offer strategy. In a competitive seller’s market, asking for large credits can weaken your offer. In a cooler market, sellers may be open to concessions.
Often negotiated items include:
- Seller credits toward buyer closing costs, such as lender fees, escrow, or prepaid items
- Payment of the buyer’s portion of escrow fees or HOA transfer fees
- Repairs or credits after inspections
- Owner’s title policy, which is customarily paid by the seller in California
Items that are usually buyer-paid include your loan application and appraisal fees and optional inspections, though a seller credit can indirectly cover them. Lenders also set limits on how much a seller can contribute toward your costs, which vary by loan program and down payment. Check with your lender before you write the offer.
Timeline and checklist
Before you write an offer
- Get a full pre-approval so your lender can issue a detailed estimate quickly.
- Ask your lender for estimated closing costs and required escrow deposits for your price range.
- Request a sample fee quote from a local title and escrow company for your target price point.
- Review preliminary tax data for special assessments or Mello-Roos and confirm any HOA fees.
After your offer is accepted
- Your lender must provide a Loan Estimate within three business days of your application. Review it carefully.
- Order inspections early in your contingency period. Budget for the reports you need.
- The lender orders the appraisal after application. You will typically pay this upfront.
- Escrow and title open and you will receive instructions. Confirm agreed credits or who pays specific items per your contract.
Final funds and closing
- You will receive your Closing Disclosure at least three business days before closing. Verify all numbers, especially credits, impounds, and wire instructions.
- Confirm how to bring funds to closing, usually by wire transfer to escrow. Call your escrow officer to verify instructions and protect yourself from wire fraud.
- Bring required identification and any additional cashier’s checks if instructed.
Make your offer stronger
In Glendale’s competitive neighborhoods, strategic positioning matters. If you can comfortably cover your own closing costs, offering fewer credits can make your offer more attractive. In some cases, buyers even offer to pay customary seller costs to stand out.
If you prefer a credit, align it with your loan program’s limits and your lender’s pricing. You can also compare using a credit for a rate buydown versus covering third-party fees. Showing the seller you have clean, accurate numbers and a clear plan signals confidence and reduces perceived risk.
Ready to plan your numbers?
If you want a tailored estimate for your target price point and neighborhood, we are here to help. Our team can coordinate with your lender and escrow to outline your likely costs, flag any HOA or tax nuances, and shape a winning offer strategy. Contact Thomas Atamian + Associates to Request a Confidential Consultation.
FAQs
How much should Glendale buyers save for closing costs?
- Plan for 2% to 5% of the purchase price. Then get a written estimate from your lender and a fee quote from escrow and title for a precise figure.
Who typically pays title insurance in California?
- The seller customarily pays the owner’s policy and the buyer typically pays the lender’s policy, but this is negotiable and should be confirmed in your contract.
Are transfer taxes common in Glendale transactions?
- Documentary transfer taxes can exist at county and sometimes city levels. Amounts and who pays vary by jurisdiction and negotiation, so confirm with escrow for your property.
What inspections should Glendale buyers budget for?
- Budget for a general inspection, termite, and sewer scope, plus any needed specialty inspections. Typical ranges are $300 to $700 for general, $75 to $200 for termite, and $150 to $500 for sewer.
Can a seller cover some of my closing costs?
- Yes, sellers can provide credits or pay certain fees, subject to lender limits based on your loan type and down payment. Ask your lender about your program’s cap.
What should I know about property tax impounds and supplemental bills?
- Lenders often collect several months of taxes and insurance at closing for your escrow account. After closing, a reassessment can trigger a supplemental tax bill, so budget for it.
When will I see my final closing numbers?
- You must receive a Closing Disclosure at least three business days before closing. Review it carefully and confirm all credits, impounds, and wire instructions with escrow.
