What If I Can’t Afford Closing Costs?

What If I Can’t Afford Closing Costs

Buying a home is generally time-consuming, but in today’s housing market, it’s more complex than usual. What if I can’t afford closing costs? Closing costs can strain homebuyers’ budgets considerably, especially when they’re already dealing with other significant expenses.  

Understanding their options is critical for those who don’t have the cash to cover these fees and taxes. This blog will examine what homebuyers can do if they cannot afford closing costs.

What Are Closing Costs?

Closing costs are fees and expenses associated with purchasing or refilling a home – but there’s more to it than that. The term’ closing cost’ encompasses several payments the buyer or seller must make before closing. These include lender’s fees, title charges, appraisal fees, recording fees, transfer taxes, and other services related to the closing costs on a cash sale, such as inspections and attorney’s fees. 

The exact amount depends on location, loan type, local taxes & regulations, and whether points are purchased during origination. In addition, sellers typically have their own set of closing costs they must pay before completing the sale. It’s important to note that when calculating closing costs, you should also factor in prepaid items such as property tax escrows and homeowners insurance premiums due at settlement. 

An accurate understanding of all the components involved will help ensure no surprises when signing off on your mortgage paperwork.

How to Calculate Closing Costs

Calculating closing costs can be an overwhelming task. To estimate the total closing cost amount, it’s essential to understand each fee involved and its purpose. An excellent place to start is by using a closing costs calculator or requesting a breakdown from your lender.

These tools provide accurate estimates, which you can use as guidance when budgeting for closing costs. Your real estate agent can also be an indispensable tool in what you should expect from closing costs. Closing cost fees typically include:

  • Mortgage origination points
  • Appraisal fees
  • Title search fees
  • Recording fees
  • Transfer taxes
  • Land survey charges
  • Credit report charges

Depending on your state, these may vary in quantity and value, so research before signing off on anything. It’s also worth noting that some lenders offer specific discounts or reimbursements to help alleviate the cost burden of closing.

How To Avoid Closing Costs When Buying A House

Although cutting out closing costs outright is impossible, there are strategies to minimize costs through negotiation. An extensive amount falls on the buyer when examining who usually pays closing costs. Below, you will find some tactics on how to avoid closing costs on cash purchase as much as possible:

1. Negotiate A No-Closing Costs Mortgage

When looking at how to get closing costs waived, the best place to start is with your lender. Sometimes, the buyer can negotiate a mortgage with no closing costs. However, remember that closing costs on cash purchases must be paid in one way or another.

In this case, the lender will typically raise the interest rate or bundle closing costs in Virginia into your mortgage’s total cost.

2. Negotiate With The Seller

Closing costs for sellers typically include commission fees, loan payoff costs, and transfer taxes, to name a few. In some cases, buyers can negotiate with the seller so that the seller pays closing costs instead.

3. Comparison-Shop For Services

Many closing cost line items are service fees, such as title insurance, homeowners insurance, and home inspection companies. Buyers should quickly shop for loan products and service providers that offer competitive rates. 

4. Negotiate Origination Fees With The Lender

When working with a lender, inquire about a fee reduction, waiver, or credit to offset some of your closing costs on cash purchases. When shopping for lenders, remember that they must provide a Loan estimate upon completing your mortgage application.

5. Close Towards The End Of The Month

A home buyer becomes legally responsible for repaying their mortgage loan once their home purchase closes. If the loan closes mid-month, the buyer will typically make their first mortgage payment on the first of the following month.

6. Look into Homebuyer Assistance Programs

Each state has homebuyer assistance loans that can provide down payment and closing cost assistance. Research your state’s qualified programs, and ask your lender about any local grants or programs you may qualify for.


In today’s competitive housing market, every dollar counts, and reducing your closing costs can mean the difference between being able to afford your dream home. By following the steps, you can save thousands of dollars in closing costs on all cash home purchases and make the home-buying process more accessible and affordable. So, feel free to advocate for yourself, research, and use the available resources. With the right strategy and a little effort, you can achieve your homeownership goals while staying within your budget.

Don’t navigate the homebuying process alone! Reach out to HR Property Doctor to discuss any questions you may have.

Paul Johnson

Paul is a reputable local house-buying professional, also a real estate agent (Virginia). Count on his nearly fifteen (15) years of expertise in being part of resolving any issues that may threaten transactions, being accessible, and answering questions, as well as remaining transparent throughout closing transactions. One of Paul's Favorite Quotes: "To Give Anything Less Than Your Best Is To Sacrifice the Gift."

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