Wondering how much cash you will really need to close on a home in Redmond? You are not alone. Closing costs can feel confusing when you are trying to plan a budget and make a smart offer. This guide breaks down what closing costs include, who typically pays what in Deschutes County, how to estimate your total, and practical ways to lower your cash to close. Let’s dive in.
Closing costs at a glance
Closing costs are the third-party fees, lender charges, and prepaid items that are required to finalize your purchase. They are separate from your down payment. A simple rule of thumb is to budget 2% to 5% of the purchase price for buyer closing costs, then add fixed items like appraisal, inspections, and county recording.
In Central Oregon, exact amounts vary by property and loan program. Use the estimate range for early planning, then confirm the specifics with your lender, title company, and the Deschutes County Recorder or Assessor for recording fees and tax prorations.
What buyers typically pay in Redmond
Local practices are negotiable, but many line items commonly fall to the buyer. Your purchase agreement and loan type will finalize who pays each item.
Loan and lender fees
These are usually paid by the buyer and are based on your lender and loan program.
- Loan origination or lender fee
- Discount points if you choose to buy down your interest rate
- Underwriting, processing, or admin fees
- Credit report fee
- Appraisal fee, often within a typical range for single-family homes in Central Oregon
- Small third-party items like flood certification and tax service
- Mortgage insurance upfront premium if your program requires it (FHA, VA, or private mortgage insurance)
- Possible rate-lock fee if charged by your lender
Your lender will provide a Loan Estimate within 3 business days of application and a Closing Disclosure at least 3 business days before you sign. These are the best tools to see your exact numbers.
Title and escrow services
Title and escrow handle the legal transfer and closing coordination. Who pays what can vary by local custom and is negotiable.
- Title search and exam
- Lender’s title insurance policy, usually paid by the buyer
- Owner’s title insurance policy, commonly paid by the seller in many Western markets, but practices can vary by county and are negotiable in Deschutes County
- Escrow or closing fee, which may be split or negotiated
Title insurance premium rates are typically filed at the state level. Ask your local title company for an exact quote based on your price and loan amount.
Government and recording
- Recording fees for the deed and mortgage documents, paid to the Deschutes County Recorder
- Oregon does not impose a uniform statewide real estate transfer tax like some states do. Local jurisdictions can have fees or assessments, so verify with the county and your title company
Prepaids and prorations
These are not fees for services but money set aside to prepay items or adjust for timing.
- Property taxes are prorated between buyer and seller based on the closing date. In Oregon, taxes are commonly billed with key dates in November and May, so you may reimburse the seller or receive a credit depending on when you close
- Homeowners insurance, often the first-year premium is due at closing or placed into escrow
- Prepaid mortgage interest from your closing date to the end of the month
- Initial escrow deposits for the lender to hold future tax and insurance payments, often 1 to 3 months of contributions
Inspections and third-party services
Buyers usually choose and pay for inspections to evaluate the property.
- General home inspection with optional add-ons
- Specialty inspections such as pest, sewer scope, septic, or well, as needed
- Survey or boundary work if required by the lender or requested by you
- HOA estoppel or transfer fee if the property is in a homeowners association
How much to budget: examples
Use the percent range for planning, then layer in fixed items like appraisal, inspections, and recording. Always allow a cushion for prepaids and escrow deposits.
Scenario A: First-time buyer, purchase price $350,000
- 2% range: about $7,000
- 4% range: about $14,000
- With appraisal and inspections plus initial insurance escrows, plan roughly $8,000 to $16,000 before the down payment
Scenario B: Move-up buyer, purchase price $550,000
- 2% to 4%: about $11,000 to $22,000
- With fixed items and escrow deposits, a typical range is about $12,000 to $24,000
Scenario C: Higher-priced purchase, $800,000
- 2% to 4%: about $16,000 to $32,000
- Larger title premiums and insurance escrows scale with price, so totals often start near $18,000 and rise from there
These ranges are illustrative. Your lender’s disclosures and your title company’s quote will provide the exact numbers for your Redmond purchase.
When you learn exact numbers
- Loan Estimate: Provided by your lender within 3 business days after you apply. It outlines projected fees and payments
- Closing Disclosure: Delivered at least 3 business days before closing. It lists final figures, credits, and your exact cash to close
Review both documents carefully and ask questions early so any corrections can be made well before signing.
How and when you pay
You typically bring your cash to close as certified funds, either by wire transfer or cashier’s check. Your escrow officer or title company will provide instructions. Verify wire details directly with the escrow team by phone using a known number to avoid wire fraud. Bring your government-issued ID and any requested documents to the signing appointment.
Ways to reduce cash to close
You can often lower your up-front costs with smart planning and negotiation.
- Request seller concessions to cover eligible closing costs. Caps depend on your loan type
- Compare lenders for origination fees, rate options, and point or credit tradeoffs
- Consider a no-point rate if you want to reduce up-front costs
- Explore first-time homebuyer assistance that may help with closing costs or down payment, if you qualify
Ask your lender about program limits and your agent about what seller concessions are realistic in your Redmond price range.
Simple cash-to-close worksheet
Use this worksheet to plan your budget. Copy it into a note and fill it out with your lender and title company.
- Purchase price: $_________
- Down payment (% and $): ________ / $_________
- Loan amount (est): $_________
Estimated closing costs:
- Lender fees or origination or points: $_________
- Appraisal: $_________
- Credit report or application fee: $_________
- Underwriting or processing: $_________
- Title search or lender’s title insurance: $_________
- Owner’s title insurance (if buyer pays): $_________
- Escrow or closing fee: $_________
- Recording fees (county): $_________
- Survey fee (if needed): $_________
- Home inspection(s): $_________
- Pest or septic or well inspection: $_________
- HOA estoppel or transfer fee: $_________
- Homeowners insurance, first year due at closing: $_________
- Prepaid interest (rate times days): $_________
- Initial escrow deposits for taxes and insurance: $_________
- Prorated property taxes (credit or debit): $_________
- Other third-party fees (flood cert, tax service, courier, notary): $_________
- Seller credits or lender credits: -$_________
- Earnest money deposit already paid (credit): -$_________
Total estimated cash to close, excluding down payment: $_________
Practical notes:
- Confirm the lender’s Closing Disclosure for final numbers
- If using gift funds or assistance, note required documentation and timing with your lender
Local notes for Redmond buyers
- Oregon does not have a uniform statewide real estate transfer tax. Ask your title company and the Deschutes County Recorder about any local fees or assessments that could apply
- Recording fees can vary by document type and count. Verify the current county schedule
- Property taxes are prorated at closing based on the date you take ownership and the county billing cycle
- In many Western markets, sellers often pay for the owner’s title policy, but local practice can change. This is negotiable in Deschutes County and should be confirmed with your title company when you write your offer
Next steps
Budget using the 2% to 5% guide, then get a Loan Estimate from your lender and a title and escrow quote to dial in your numbers. Use the worksheet above to track items so you know your cash to close before you write an offer. If you are comparing programs or weighing seller concessions, an experienced local advisor can help you time the numbers with your negotiation strategy.
If you want a clear closing-cost estimate tailored to your Redmond purchase and support from offer to keys, connect with Brent Krebs for local guidance and responsive, owner-led service.
FAQs
Who pays buyer closing costs in Oregon?
- Most loan-related fees are paid by the buyer, while sellers in many Western markets often pay the owner’s title policy. Local practice in Deschutes County is negotiable and should be confirmed with your title and escrow team.
Are closing costs separate from the down payment for a Redmond home?
- Yes. Closing costs are separate from your down payment, and you will need funds for both at closing unless you receive credits that cover part of your costs.
Can a Redmond home seller pay some of my closing costs?
- Yes, through negotiated seller concessions listed in the purchase agreement, subject to caps set by your loan program.
When will I know my exact cash to close in Redmond?
- Your lender will issue a Loan Estimate after application and a final Closing Disclosure at least 3 business days before closing that shows your exact cash to close.
What are typical inspection costs for Redmond homebuyers?
- Buyers usually pay for a general home inspection and any needed specialty inspections. Fees vary by property and scope, so plan for several hundred dollars and confirm with your inspector.
How can I lower my up-front closing costs as a buyer?
- Negotiate seller credits, compare lenders for lower fees, consider a no-point loan option, and ask about eligible first-time homebuyer assistance if you qualify.
