What will you actually pay at the closing table in Sandusky? If you’re buying or selling soon, the line items can feel like alphabet soup and the totals can surprise you. You deserve a clear, local breakdown so you can budget with confidence and negotiate smart. In this guide, you’ll learn who typically pays what in Erie County, how seller credits work, and what to verify with local offices and your title company. Let’s dive in.
What closing costs include
Closing costs are the non–purchase price expenses due at settlement. They are separate from your down payment. Typical categories include lender fees, title and settlement charges, government recording fees, inspections and surveys, prorated taxes, insurance, and prepaids.
If you’re financing, your lender must provide a Loan Estimate early and a final Closing Disclosure before settlement. These documents list each fee so you can compare estimates and spot changes.
Typical split in Sandusky
While every deal is negotiable, here is a useful starting point for Erie County:
- Buyers commonly pay about 2% to 5% of the purchase price in closing costs, not counting the down payment.
- Sellers typically cover real estate commissions, often 5% to 6% of the sale price, plus their side of closing fees, lien payoffs, and prorations. Excluding commission, many sellers budget 1% to 3%.
- Who pays the owner’s title insurance policy and the settlement fee can vary by local custom. In Sandusky, this is negotiable. Confirm with your title company or your agent before you set expectations.
Exact dollar amounts for recording fees, conveyance charges, and tax proration methods should be verified with the Erie County Recorder, Treasurer, and Auditor, or your chosen title company.
Buyer closing costs: common items
Lender fees
- Origination, processing, and underwriting fees.
- Appraisal fee, often in the $300 to $700 range.
- Credit report and, if applicable, rate lock or lock extension fees.
Title and settlement
- Lender’s title insurance policy if you finance the purchase.
- Settlement or closing fee, which may be split or assigned by agreement.
- Owner’s title insurance policy is negotiable by local custom.
Government and recording
- Recording fees for the new mortgage and deed. County sets these fees and they are usually modest.
Inspections and surveys
- Home inspection and any specialty inspections, such as pest.
- Survey or boundary certification if your lender requires it.
Prepaids and escrows
- First year of homeowner’s insurance, typically collected at closing.
- Prepaid interest and initial deposits for tax and insurance escrows, depending on timing.
Other possible items
- HOA transfer fees or estoppel letters when applicable.
- Mortgage insurance premiums or program-specific fees when required.
Seller closing costs: common items
Real estate commission
- Total commission is negotiated in the listing agreement and commonly around 5% to 6%, shared between the listing and buyer brokerages.
Title and settlement
- Owner’s title policy may be paid by the seller or buyer depending on custom. It is negotiable in Sandusky.
- Document prep or settlement fees on the seller side when applicable.
Payoffs and liens
- Payoff of your existing mortgage(s) and any liens or judgments.
Conveyance, recording, and municipal items
- County recording or conveyance-related charges set by Erie County.
- Any local assessments that apply to the property.
Prorations and adjustments
- Property tax proration based on the closing date and the county’s billing cycle.
- Prorated HOA or condo dues when applicable.
Negotiated items
- Repair credits, closing cost assistance, or a home warranty if offered as a buyer incentive.
Owner’s title insurance and settlement fee
In some Midwestern markets the seller pays for the owner’s title policy. In others, the buyer does. In Sandusky and Erie County, this is truly negotiable. Many parties also split the settlement fee.
Best practice:
- Ask your agent to request quotes from two or three local title companies.
- Confirm who will pay the owner’s policy and how the settlement fee will be split before you execute the purchase contract.
How Ohio tax prorations work
Ohio counties use their own billing schedules. At closing, taxes are prorated so each party pays their share for the period they owned the property. In practice, the title company will calculate a credit or charge on the settlement statement using the most recent tax information.
To avoid surprises, ask your title company how Erie County calculates prorations and which tax period or bill they will use. You can also contact the Treasurer or Auditor to understand timing and rates.
Seller concessions and buyer credits
Seller-paid closing costs, often called seller concessions, can reduce a buyer’s cash to close. These must fit the rules of the loan program.
- FHA loans typically allow seller concessions up to 6% of the purchase price for eligible items.
- VA loans allow concessions with a different structure. A common guide is up to 4% of the purchase price for certain items, with some seller-paid costs allowed beyond that in specific categories.
- Conventional loans tie the cap to your down payment: 3% with less than 10% down, 6% with 10% to 25% down, and 9% with 25% or more down.
You can also use lender credits. In that case, you accept a slightly higher interest rate in exchange for a credit that offsets some closing costs. If you plan to request a seller credit, discuss it with your lender early so it fits program limits and the appraisal.
Budgeting checklist: next 60 to 90 days
Buyers
- Get preapproved and request a detailed Loan Estimate for your price range.
- Ask a Sandusky title company for an itemized estimate that includes title premiums, settlement fees, and county recording charges.
- Budget 2% to 5% of the purchase price for closing costs, plus upfront costs like the appraisal and inspections.
- Price out your first year of homeowner’s insurance.
- If you need assistance, ask your lender about program eligibility and allowable seller concessions.
Sellers
- Ask your agent for a draft net sheet that shows commission, estimated title fees, tax prorations, and likely payoffs.
- Confirm any liens, assessments, or payoff fees with your lender or HOA.
- Decide whether you will offer a home warranty or closing cost assistance to attract buyers.
- If repairs are needed, weigh pre-closing fixes against a buyer credit at closing.
Local verification steps in Erie County
For exact numbers and current procedures, connect with local sources:
- Erie County Recorder for deed and mortgage recording fees.
- Erie County Treasurer for tax billing cycles and payment schedules.
- Erie County Auditor for parcel values, tax rates, and exemptions.
- Your chosen Sandusky title company for a sample Closing Disclosure that fits your scenario.
Final thoughts
Closing costs do not need to be a mystery. With clear estimates, smart negotiation, and local verification, you can protect your budget and move forward with confidence in Sandusky. If you want a tailored net sheet or a buyer estimate based on your price point, reach out and get local, practical guidance from a trusted advisor.
Ready to plan your move? Connect with Edward Haynes for a clear closing cost game plan and a free home valuation.
FAQs
What closing costs do buyers typically pay in Sandusky?
- Plan for lender fees, appraisal, lender’s title policy, settlement charges, inspections, recording fees, prepaids for insurance and taxes, and possible HOA transfer fees.
In Erie County, who usually pays the owner’s title insurance policy?
- It varies by local custom and is negotiable; confirm with your title company and agent before you sign the purchase contract.
What are the seller concession limits for FHA, VA, and conventional loans?
- FHA up to 6% of the price, VA commonly up to 4% for certain items, and conventional caps of 3%, 6%, or 9% depending on the buyer’s down payment.
How do Ohio property tax prorations affect my bottom line at closing?
- Taxes are prorated based on the closing date and county schedule, creating a credit or charge so each party pays for the time they owned the home.
Are Erie County recording or transfer fees high?
- They are usually modest, but exact amounts depend on the document type and length; verify with the Erie County Recorder or your title company.
Can a seller pay all of a buyer’s closing costs if the price is increased?
- Sometimes, but it must fit loan program limits and the home must appraise at the higher price; coordinate with your lender and agent early.
