Lender costs
Origination or underwriting fees, credit report, and any discount points you choose to pay. These are the costs you can shop and compare directly between lenders on the Loan Estimate.
Third-party costs
Appraisal, title insurance (lender's policy and usually an owner's policy), escrow or settlement fees, notary, and county recording fees. In California, who pays for what is partly customary by county and partly negotiable in the purchase contract.
Prepaids and impounds
These are not fees — they are your own money moved forward. Prepaid interest for the remainder of the closing month, the first year of homeowners insurance, and several months of property taxes and insurance deposited into your impound account.
Prepaids are why closing in the first week of a month usually costs less at the table than closing at the end of one.
How to reduce what you bring
Seller credits negotiated into the offer, lender credits in exchange for a slightly higher rate, and down payment assistance programs can each cut the cash you need. In a balanced market, asking for a credit toward closing costs is often more achievable than asking for a price reduction.
Questions people ask
Can closing costs be rolled into the loan?+
On a purchase, not directly — but a lender credit or seller credit can cover them. On a refinance, they can usually be added to the new loan balance.
When will I know the exact amount?+
You get a Loan Estimate within three business days of applying and a Closing Disclosure at least three business days before signing, with final numbers.