Closing day surprises are never fun. In Brentwood, closing costs are predictable when you know what to expect. Whether you are buying or selling, you will face a handful of fees, a few prepaids, and some items you can negotiate to your advantage. This guide breaks down who pays what, typical ranges, local Williamson County fees, real examples, and a simple checklist so you can plan with confidence. Let’s dive in.
What closing costs cover
Closing costs are the one-time fees due at settlement that are separate from your down payment. They include lender charges, title and settlement services, county recording fees, and prepaids like insurance and property taxes. In Tennessee, specific line items and who pays them can be influenced by local custom and the state forms used in your contract. The exact totals depend on your price point, loan type, and negotiated terms.
Buyer costs in Brentwood
Buyer closing costs commonly total about 2% to 5% of the purchase price, not including your down payment.
Typical buyer items include:
- Loan origination and lender fees, including underwriting and processing
- Appraisal and credit report
- Lender’s title insurance policy
- Title search, closing or settlement fee, and escrow fee
- Recording fees for the deed and mortgage
- Prepaids and escrows such as the first year of homeowner’s insurance, property tax escrow deposits, and prepaid interest
- Owner’s title policy if negotiated for the buyer to pay
- Survey if required
- HOA transfer or estoppel fees if the property is in an association
- Courier, wire, and document preparation fees
Some of these can be shopped or negotiated. You can compare lenders for lower fees and rate options, ask for a title fee estimate, and negotiate seller credits that reduce your out-of-pocket.
Seller costs in Brentwood
Seller transaction costs are usually higher because of commission. In many cases, sellers should budget roughly 6% to 10% of the sale price when commission, prorations, and standard fees are included.
Typical seller items include:
- Real estate commission, which is negotiated with your listing agent
- Owner’s title insurance premium, which sellers often pay in Tennessee, although this is negotiable
- Mortgage payoff and any release or reconveyance recording charges
- Prorated property taxes and HOA dues
- Recording fees for the deed and release of liens
- Closing or settlement fees, which may be split or negotiated
- Repair credits or other concessions agreed to during negotiations
Your net proceeds also depend on whether you agree to pay some buyer closing costs. Credits at closing reduce your proceeds but can help secure a strong offer.
Local factors in Williamson County
A few Brentwood and Williamson County details can influence your final numbers:
- Recording and document fees are set by the Williamson County Register of Deeds. These fees are generally modest, often in the hundreds of dollars, and are required to record the deed and mortgage.
- Property taxes are prorated at closing based on the county’s tax calendar and the assessed value. Check current billing and proration rules with the Williamson County Trustee or Assessor.
- Tennessee does not have a large, widely applied statewide transfer tax like some states. Local recording fees and any county-specific conveyance charges may still apply.
- Many Tennessee contracts reflect a local custom where the seller pays the owner’s title policy. This is a practice, not a rule, and is negotiable.
- Many Brentwood neighborhoods have HOAs with transfer or estoppel fees due at closing. Confirm if they apply and who pays.
What is negotiable
Several closing cost items can be negotiated or shopped:
- Commission is negotiated between the seller and the listing agent.
- Seller concessions toward buyer closing costs are common. Lenders and loan programs may cap these amounts, so confirm limits with your lender.
- Who pays the owner’s title insurance premium can be negotiated.
- Instead of repairs, sellers can offer closing credits that adjust net proceeds.
- Some lender and third-party fees can be shopped, including appraisal, title closing fees, and lender charges. Always compare your Loan Estimates.
County recording fees and similar administrative charges are not negotiable, but they are predictable.
Brentwood cost examples
Here are quick planning ranges based on common Brentwood price points. Your actual figures will vary by loan type, lender, title company, and negotiated terms.
$500,000 purchase
- Buyer closing costs at 2% to 5%: $10,000 to $25,000
- Seller costs at 6% to 10%: $30,000 to $50,000
$800,000 purchase
- Buyer closing costs at 2% to 5%: $16,000 to $40,000
- Seller costs at 6% to 10%: $48,000 to $80,000
$1,200,000 purchase
- Buyer closing costs at 2% to 5%: $24,000 to $60,000
- Seller costs at 6% to 10%: $72,000 to $120,000
If you choose to pay discount points to buy down your interest rate, the buyer total will be higher. If the seller pays part of the buyer’s costs, the buyer’s out-of-pocket drops and the seller’s net proceeds decline accordingly.
Timeline and checklist
Use this simple plan to estimate, verify, and prepare funds.
For buyers
- Before you shop lenders
- Ask each lender for a Loan Estimate for your price point and loan type. Request a sample Closing Disclosure.
- Ask a local title company for a preliminary fee quote that includes title premiums and settlement charges.
- After your offer is accepted
- Confirm whether HOA transfer fees apply and who pays.
- Set up homeowner’s insurance and confirm the first-year premium for closing.
- Track appraisal timing and any lender conditions that affect fees.
- One week before closing
- Review your Closing Disclosure at least three business days before closing. Verify cash to close and wiring instructions.
- At closing
- Bring valid ID and follow secure wire instructions from the title company.
For sellers
- Before listing
- Review expected net proceeds with your agent. Include commission, prorated taxes, title owner’s policy, mortgage payoff, and any potential concessions.
- Request payoff statements early from your lender to estimate the payoff and release fees.
- Ask a local title company for an owner’s title insurance premium quote and settlement fee estimate.
- After you accept an offer
- Confirm any HOA transfer fees and outstanding assessments.
- Decide whether to offer buyer credits for repairs or closing costs.
Documents to request
- Loan Estimate and sample Closing Disclosure from your lender (buyer)
- Final Closing Disclosure and settlement statement before closing
- Title fee estimate from a local title company
- Seller payoff statements from your lender
- Recording fee schedule and property tax proration details from Williamson County offices
Reduce your out-of-pocket
You can take several practical steps to keep costs in check:
- Negotiate seller concessions that fit within your loan program limits.
- Compare at least two lenders for interest rates and lender fees.
- Ask title companies for fee quotes and compare settlement charges.
- Consider repair credits instead of doing work before closing.
- Confirm HOA transfer fees early so there are no last-minute surprises.
Partner with a local, design-led advisor
Closing costs are one part of your strategy. How your home shows and how your offer is structured can influence your net or your cash to close. With a boutique, concierge approach and design-forward preparation, you get guidance that is both practical and presentation-driven. Ready to map your numbers and your next move in Brentwood? Connect with Shonte’ Walton to review your goals and schedule a free consultation.
For precise closing costs, obtain a Loan Estimate from your lender and a fee worksheet from a local title company.
FAQs
How much should I budget for closing costs in Brentwood?
- Buyers often budget about 2% to 5% of the purchase price, while sellers plan for about 6% to 10% when commission and prorations are included.
Who usually pays the owner’s title insurance in Tennessee?
- In many Tennessee deals the seller pays the owner’s policy, but this is a negotiable item and may vary by contract and market conditions.
Can a seller pay some of a buyer’s closing costs?
- Yes, seller concessions are common and can cover part of a buyer’s costs, subject to limits set by the lender and loan program.
Are there transfer taxes or county fees I should expect?
- Tennessee does not have a widely applied statewide transfer tax like some states, but county recording and any conveyance fees apply in Williamson County.
When will I see my exact closing figures?
- Buyers receive a Closing Disclosure at least three business days before closing, and the title company provides the final settlement statement before you sign.
Are Williamson County recording fees negotiable?
- No, county recording fees are administrative and set by the Register of Deeds, but they are generally modest and predictable.
