Buying a home in Dublin and wondering how much cash you need beyond your down payment? You are not alone. Closing costs can feel murky, and surprises at the end of escrow are the last thing you want. In this guide, you will learn what typical buyer closing costs look like in Dublin, how they are calculated, and where you can save. You will also see a simple checklist to help you prepare with confidence. Let’s dive in.
Closing costs at a glance
For most Dublin purchases, typical buyer closing costs run about 2% to 5% of the purchase price. This is separate from your down payment. Your total cash to close equals your down payment plus closing costs plus any prepaid items and adjustments.
If you are getting a mortgage, you will receive a Loan Estimate within three business days of applying that outlines projected fees. Before you sign loan documents, your lender must also give you a Closing Disclosure at least three business days in advance with final numbers. You can review the process in the Consumer Financial Protection Bureau’s guides to the Loan Estimate and the Closing Disclosure.
What closing costs include
Closing costs typically include four buckets:
- Lender fees and third-party loan costs.
- Title insurance, escrow services, and recording fees.
- Prepaid items such as interest, property taxes, and insurance.
- Miscellaneous items like inspections, HOA-related fees, and wire fees.
Your exact mix depends on your loan type, purchase price, closing date, and property-specific factors such as HOA dues or special assessments.
Lender fees: what to expect
If you finance your purchase, expect lender-originated fees such as origination, underwriting, processing, a credit report, an appraisal, and a flood determination. Some buyers also choose to pay discount points to lower the interest rate.
- Origination is often quoted as a percentage of your loan amount, commonly around 0.5% to 1.5%.
- Appraisals are typically several hundred to over a thousand dollars, depending on property type.
- Fees vary by lender, loan program, and your credit profile.
Tip: Compare at least two Loan Estimates and ask whether any fees are refundable if your loan does not close. The CFPB’s Loan Estimate format makes it easier to compare apples to apples.
Title and escrow in Alameda County
In California, buyers typically purchase a lender’s title insurance policy when they use a mortgage. An owner’s title policy is optional but common because it protects your ownership interest. Title insurance premium schedules are regulated at the state level. To learn how title insurance is regulated in California and why costs are structured the way they are, see the California Department of Insurance’s overview of title insurance.
You will also pay an escrow fee for handling the closing, plus notary and county recording charges for your deed and, if financed, your deed of trust. Who pays for the owner’s policy and how escrow fees are split depends on local custom and what you negotiate in your purchase contract.
What to check:
- Confirm who pays for the owner’s vs. lender’s policy in your contract.
- Ask escrow for a written quote covering title, escrow, and recording.
- Verify whether escrow fees are split or assigned to one party.
Prepaids, taxes, and assessments in Dublin
Prepaid items are not fees for services. They are upfront funding to get you current on expenses that recur after closing.
Common prepaids include:
- Prepaid mortgage interest from funding until your first payment.
- One year of homeowner’s insurance paid at closing.
- Property tax escrows collected to set up your impound account.
- HOA transfer fees or initial dues when applicable.
Property taxes in California reflect Proposition 13, which sets a base rate near 1% of assessed value plus voter-approved bonds and assessments. At closing, you will usually see a prorated tax adjustment. Your lender may also collect several months of property tax to fund your escrow account.
Dublin note: Some newer subdivisions include Mello-Roos or Community Facilities District (CFD) assessments. These can affect your prepaids and your monthly payment after closing. You can spot them in the preliminary title report, HOA documents, or city disclosures.
Government and recording charges
You will see county recording fees for your deed and, if financed, the deed of trust. Counties and cities can also levy documentary transfer taxes. These line items are set by jurisdiction. Your title company can provide a breakdown for Alameda County and confirm whether any city transfer tax applies to your address.
Miscellaneous items to budget
A few smaller items can add up:
- General home inspection and a pest or termite inspection.
- HOA resale package and estoppel fees where applicable.
- Wire fees for sending funds.
- Specialty inspections as needed for property type or condition.
These are often paid before closing, especially inspections.
How loan type changes costs
Loan programs structure costs differently. Here is how the major types typically work:
Conventional loans
You will see standard lender fees and the option to pay discount points for a lower rate. Seller credits are allowed within program limits. Mortgage insurance may apply if you put less than 20% down.
FHA loans
FHA financing includes an upfront mortgage insurance premium (UFMIP) and monthly MIP. Some or all of the upfront premium may be financed into the loan, which reduces cash at closing but increases total financed cost. Seller concessions are allowed within program rules.
VA loans
Eligible veterans may use VA financing, which often includes a VA funding fee unless exempt. Program rules govern what closing costs the buyer can pay versus what the seller may cover. Some fees can be paid by the seller within program limits.
USDA and other programs
If available for your situation, these programs may include guarantee fees or other program-specific charges that can sometimes be financed.
Price examples for context
The dollar amount of many fees scales with price, while some items are flat. Here are illustrative ranges to help you plan. Your actual numbers will come from your lender and your title or escrow company.
- Purchase around $600,000: 2% to 3% in costs equals about $12,000 to $18,000.
- Purchase around $1,000,000: 2% to 4% equals about $20,000 to $40,000.
- Purchase above $1,500,000: Expect a similar 2% to 5% range, but total dollars rise with title premiums and taxes.
Breakdowns typically include lender fees, title and escrow, prepaids for taxes and insurance, and miscellaneous items such as inspections and HOA-related charges.
Where Dublin buyers can save
You have several levers to reduce or offset your cash to close:
- Request a seller credit toward closing costs, within your loan program’s limits.
- Shop lenders for lower origination fees or ask about a lender credit for a slightly higher rate.
- Compare escrow quotes and fee splits. While title premiums are regulated, escrow fees can vary by company.
- Think carefully about paying discount points. If you plan to refinance or move soon, points may not pencil out.
- When allowed, consider financing certain program fees to lower upfront cash, understanding the long-term tradeoff.
- Negotiate repairs as a closing credit rather than asking the seller to complete work prior to close, subject to lender approval.
Timing tips to manage prepaids
Your closing date affects prepaid interest and tax prorations. Ask your escrow officer to help you understand how a target closing date will change the cash you bring. You can also shop your homeowner’s insurance to lower that prepaid line item.
What you will need before closing
A smooth closing depends on preparation. Plan to have:
- A government-issued photo ID.
- Verified funds for closing, usually by wire. Confirm instructions by phone with escrow.
- Your homeowner’s insurance binder naming the lender as loss payee.
- Final loan documents signed and your Closing Disclosure acknowledged at least three business days before consummation.
- Any required gift letters and bank statements if using gifted funds.
For loan timing and disclosure requirements, review the CFPB resources on the Loan Estimate and Closing Disclosure.
Local checks for Dublin and Alameda County
As you review your file with escrow, confirm:
- Property taxes and any voter-approved local assessments for your parcel.
- Whether the neighborhood has active CFD or Mello-Roos assessments.
- HOA transfer and document fees, if the home is in an association.
- County recording fees and whether any city transfer tax applies.
Your preliminary title report and HOA documents will flag most of these items. Ask your escrow officer to walk through each line so there are no surprises.
Protect yourself from wire fraud
Wire fraud attempts have increased. Protect your funds by following these steps:
- Call your escrow officer using a verified number before sending any wire.
- Do not trust wiring instructions sent by email without verbal confirmation.
- Confirm the account name and number digit by digit. If anything changes, stop and call again.
A simple cash-to-close checklist
Use this short checklist to stay organized:
- Get at least two Loan Estimates and compare total closing costs.
- Ask your agent about seller credits early and include them in your offer if needed.
- Request a title and escrow fee quote before you remove contingencies.
- Shop insurance and confirm HOA transfer or initiation fees.
- Review your preliminary title report for any special assessments.
- Verify wire instructions by phone before sending funds.
Buying in Dublin is a smart move, and knowing your closing costs will make the process smoother. With clear estimates, a proactive plan, and a local team guiding you, you can focus on the home itself instead of the paperwork. If you want help estimating cash to close for a specific Dublin property or you need introductions to trusted local lenders and escrow teams, reach out to Fracisco Realty & Investments. Our multigenerational Tri-Valley experience will help you close with confidence.
FAQs
How much should Dublin buyers budget for closing costs?
- Plan for about 2% to 5% of the purchase price, plus your down payment and any prepaids.
Can the seller pay some of my closing costs in Dublin, CA?
- Yes, seller credits are common and negotiable within your loan program’s limits.
Which closing costs are non-negotiable in Alameda County?
- County recording fees and any city or county transfer taxes are set by the jurisdiction and are not negotiable.
How do Mello-Roos or CFD fees affect my cash to close?
- They can increase prepaids and your monthly payment; confirm in the preliminary title report and HOA documents.
When will I know my final closing costs before signing?
- Your lender must deliver a Closing Disclosure at least three business days before consummation.
How can I lower cash to close without paying points?
- Ask about a lender credit, request a seller credit, and shop escrow and insurance to reduce fees.
How do I avoid wire fraud during closing?
- Always call your escrow officer using a verified phone number to confirm wiring instructions before sending funds.
