Stressed about surprise fees at the closing table? If you are buying in San Gabriel, it helps to know exactly what you will pay, why it is charged, and which costs are negotiable. You want a clear number you can plan around, not a guess. In this guide, you will learn what closing costs include, typical ranges for Los Angeles County, local taxes to watch, real‑world examples, and a simple checklist to get precise quotes. Let’s dive in.
What closing costs cover
Closing costs are the fees, taxes, prepaids, and required reserves you pay to complete your purchase. They are separate from your down payment. In California, many items are negotiable and the purchase contract sets who pays what. Buyers typically cover lender fees, appraisal, the lender’s title policy, inspections, escrow fees that may be split, and initial impounds for taxes and insurance.
You will receive a Loan Estimate early in the process and a Closing Disclosure before you sign. These forms show line‑by‑line costs so you can confirm numbers and ask questions. Escrow and title will also provide an itemized closing statement.
How much to plan for
A common planning range is about 2% to 5% of the purchase price for buyer closing costs. The actual number depends on your loan type, price point, timing of taxes and insurance, and whether you pay discount points. It also depends on local taxes and what you negotiate with the seller, such as who pays the owner’s title policy.
Line‑by‑line costs in San Gabriel
Below are common buyer costs in San Gabriel and greater Los Angeles County, with typical ranges. Always ask each vendor for an exact quote.
Escrow fees
- What it covers: escrow administration, funds handling, document prep, wiring.
- Who pays: often split between buyer and seller, per contract.
- Typical range: about $800 to $2,500 on the buyer side, higher for complex deals.
- Tip: request the escrow fee schedule for Los Angeles County and a list of any small add‑on fees.
Title insurance
- What it covers: protection against title defects. Owner’s policy for the buyer’s equity, lender’s policy for the lender.
- Who pays: seller often pays the owner’s policy in California, but it is negotiable. Buyers typically pay the lender’s policy.
- Typical range: combined premiums often fall around 0.1% to 0.5% of price, based on regulated rate tables. Expect several hundred to a few thousand dollars per policy depending on price.
- Tip: ask the title company for exact premiums for your contract price and any available credits.
Lender fees
- What it covers: origination, processing, underwriting, credit report, rate‑lock, and optional discount points.
- Who pays: buyer, unless negotiated otherwise.
- Typical range: origination and processing often total 0.3% to 1.5% of the loan amount or flat fees of $600 to $3,000; credit report $25 to $75.
- Appraisal: typically $500 to $1,200, more for complex or higher‑value homes.
- Tip: get a formal Loan Estimate that shows all lender charges and any points.
Recording and county charges
- What it covers: recording the deed and mortgage with the county.
- Who pays: buyer usually pays to record the mortgage; deed recording is negotiable.
- Typical range: about $50 to $250 total for standard recordings.
- Tip: escrow can confirm the current Los Angeles County fee schedule once documents are drafted.
Documentary transfer taxes
- What it covers: tax when property changes hands.
- Who pays: negotiable by contract and city custom.
- Los Angeles County rate: $1.10 per $1,000 of the sale price. Example: $800,000 sale equals $880 in county tax.
- City taxes: some cities add their own tax. See “Local taxes and city rules” below.
Property taxes and prepaids
- What it covers: prorated property taxes and initial reserves for your lender’s impound account.
- Who pays: buyer pays from the close date forward and funds initial impounds. Seller pays their share up to close through proration.
- Typical range: initial impounds often equal 2 to 6 months of property tax and insurance, depending on timing and lender rules.
- Local note: base tax in California is about 1% of assessed value plus any local assessments. Los Angeles County can include special districts or Mello‑Roos in some areas. Verify with the Preliminary Title Report and county tax records.
HOA fees and transfers
- What it covers: HOA transfer or estoppel letters, prorated dues, possible capital contributions.
- Who pays: negotiable. Buyers commonly pay prorated dues.
- Typical range: estoppel or transfer $100 to $500; dues vary by building or community.
- Tip: review HOA documents early to check dues, special assessments, and reserves.
Inspections and repairs
- What it covers: general home inspection, pest or termite report, and any specialty inspections.
- Who pays: buyers typically pay for inspections. Repairs are negotiable.
- Typical range: home inspection $300 to $800, termite $75 to $250, specialty inspections vary.
- Local note: older or complex properties can mean higher inspection costs.
Homeowners insurance and PMI
- What it covers: your first year of homeowners insurance and any private mortgage insurance if your down payment is under 20%.
- Typical range: homeowners insurance $600 to $2,000+ per year depending on coverage. PMI varies by down payment, credit, and program, often 0.3% to 2% of the loan annually.
- Local note: earthquake insurance is optional in California and can be a significant added cost.
Miscellaneous fees
- What it covers: courier or wire fees, notary, extra document prep, and home warranty if you choose one.
- Typical range: often $100 to $500 combined.
Local taxes and city rules
Understanding local transfer taxes helps you plan and negotiate.
LA County documentary transfer tax
Los Angeles County charges $1.10 per $1,000 of the sale price. The contract determines who pays this tax, and many sellers cover it by custom, but it is not guaranteed. Ask escrow or title to calculate the exact amount and show who is paying in your contract.
City of San Gabriel check
Some cities in the LA area add a separate city transfer tax. Confirm whether the City of San Gabriel charges a municipal transfer tax and how it is allocated. If you are unsure, ask your title or escrow officer to check the latest city finance rules and include any city tax in your estimate.
Example estimates
Use these examples to see how ranges add up. Your numbers will differ based on loan, timing, and negotiations.
Scenario A — $600,000 purchase
- Escrow fees (buyer half): $900
- Lender fees: $3,000
- Appraisal: $600
- Lender’s title policy: $1,200
- Recording and misc: $200
- County transfer tax: $660 (often paid by seller, shown here for planning)
- Initial impounds: $2,400
- Inspections and pest: $600
- Estimated buyer closing costs: about $9,560 (around 1.6% of price)
Scenario B — $1,000,000 purchase
- Escrow fees (buyer half): $1,200
- Lender fees: $5,000
- Appraisal: $700
- Lender’s title policy: $2,000
- Recording and misc: $300
- County transfer tax: $1,100
- Initial impounds: $4,000
- Inspections and pest: $800
- Estimated buyer closing costs: about $15,100 (around 1.5% of price)
Scenario C — $1,800,000 purchase
- Escrow fees (buyer half): $1,800
- Lender fees: $10,000
- Appraisal: $1,200
- Lender’s title policy: $3,500
- Recording and misc: $500
- County transfer tax: $1,980
- Initial impounds: $7,200
- Inspections and pest: $1,200
- Estimated buyer closing costs: about $27,380 (around 1.5% of price)
Guidance: depending on loan size, points, HOA or specialty inspections, and local taxes, buyer closing costs can land anywhere from roughly 1% to 4% or more. Use vendor quotes for accuracy.
How to get exact numbers
The fastest way to lock in a real number is to ask each party for a written, itemized quote. Use this checklist when you open escrow or earlier.
From your lender
- Loan Estimate for your chosen program.
- Itemized origination, processing, underwriting, and any discount points.
- Appraisal cost and whether it is paid upfront or at closing.
- Initial escrow requirements for taxes and insurance.
- Estimated monthly payment with principal, interest, taxes, insurance, and any PMI.
From escrow
- Escrow fee schedule for Los Angeles County and buyer vs seller splits.
- All miscellaneous escrow fees, including wiring, notary, courier, and document prep.
- Estimated recording fees and county recorder charges.
From the title company
- Exact title insurance premiums for the lender’s policy, and the owner’s policy if you might pay it.
- Preliminary Title Report with any liens, exceptions, and special assessments.
- Documentary transfer tax calculations for county and any city tax.
From the seller or HOA
- HOA transfer or estoppel fees, monthly dues, and any special assessments.
- Seller disclosures regarding Mello‑Roos or special districts.
- Recent tax bill copies and any supplemental tax notices.
From local government or county
- Current Los Angeles County documentary transfer tax rate and recorder fees.
- City of San Gabriel rules regarding any municipal transfer tax or assessments.
Other vendors
- Home inspection estimate and any specialty inspection quotes.
- Pest or termite inspection cost and typical clearance timelines.
- Homeowners insurance binder for year one and an earthquake quote if desired.
- Escrow wiring instructions and verification steps to prevent wire fraud.
Smart ways to manage costs
- Compare Loan Estimates. Small changes in lender fees or points can move your total by thousands.
- Clarify who pays what. In California, sellers often pay the owner’s title policy and sometimes transfer taxes, but it is negotiable. Confirm in writing.
- Time your impounds. Closing near tax due dates can change how many months you prepay.
- Check HOA and local taxes early. Knowing transfer or HOA fees and any special assessments prevents surprises.
- Use your Closing Disclosure. Review every line item and ask for explanations before signing.
Ready to run the numbers for your San Gabriel purchase and avoid surprises? Reach out to The Kinkade Group for a clear closing‑cost plan, side‑by‑side estimates, and local guidance from a mortgage‑savvy team.
FAQs
What are typical buyer closing costs in San Gabriel?
- Most buyers should plan for about 2% to 5% of the purchase price, depending on loan type, price, timing of taxes and insurance, and what is negotiated with the seller.
Who usually pays the LA County transfer tax?
- The contract decides, and while sellers often cover it by local custom, it is not guaranteed, so confirm your allocation in writing with escrow.
Does the City of San Gabriel have its own transfer tax?
- Some LA‑area cities add a city transfer tax; ask your title or escrow officer to verify whether San Gabriel charges one and include it in your estimate.
How do impounds for taxes and insurance affect my cash to close?
- Lenders often collect 2 to 6 months of property tax and insurance at closing, which can add several thousand dollars depending on timing and your premium.
Can I negotiate closing costs with the seller?
- Yes, many items are negotiable, including who pays the owner’s title policy and some fees or credits, but outcomes depend on market conditions and your contract.
