Buying a home in Marin can come with sticker shock that goes beyond the list price. You plan for your down payment, then hear about closing costs and wonder what is typical here. If you are looking in Larkspur, Corte Madera, or anywhere in Marin County, understanding these costs upfront will help you write a stronger offer and avoid surprises. In this guide, you will learn what buyer closing costs include, who usually pays what in Marin, how to estimate your cash to close, and what changes for higher-priced homes. Let’s dive in.
What closing costs include
Buyer closing costs are the fees and prepaids due at settlement that are separate from your down payment. In California, a practical planning range is 2% to 5% of the purchase price. Because Marin prices are higher than many markets, that range translates into larger dollar amounts.
Loan and lender charges
- Origination, points, underwriting, processing, and administration fees. Lenders often quote these as a percentage of the loan amount, commonly 0.25% to 1.0% for origination, with other fees totaling several hundred to a few thousand dollars.
- Appraisal. In Marin, single-family appraisals often run about $600 to $2,000 or more, depending on size and complexity. Luxury or unique properties can be higher.
- Credit report, flood certification, and rate lock fees. These are typically in the low hundreds combined.
- Mortgage insurance if required by your loan program. This may be paid monthly or prepaid, depending on the loan.
Escrow, title, and recording
- Escrow company fee. Amount scales with price. In Marin, buyers and sellers often negotiate or split escrow fees.
- Title insurance. Buyers typically pay for the lender’s policy when financing. The seller often pays for the owner’s policy in many California transactions, though this is negotiable. Premiums are based on purchase price and come from published rate tables.
- Recording fees. County recording fees are usually in the hundreds and vary by the number of documents.
Prepaids and reserves
- Prepaid interest from the funding date to your first mortgage payment.
- First-year homeowners insurance premium, which escrow usually collects upfront.
- Property tax proration and impounds. California property taxes are prorated at closing. Your lender may collect 2 to 3 months of tax reserves, depending on requirements.
- HOA dues and reserves. If the property is in an HOA, escrow may collect prorated dues and any transfer-related reserves or assessments.
Inspections and reports
- General home inspection, wood-destroying pest report, roof, sewer scope, and any specialized inspections like seismic, soils, wildfire hardening, or mold. Buyers typically pay these out of pocket before closing.
- For higher-end or complex properties, you may also see structural, survey, septic, shoreline, or historical reviews.
HOA and condo transfer items
- Resale certificate or estoppel fee, move-in and move-out fees, capital contributions, or insurance-related assessments. Amounts vary by HOA and can range from the low hundreds to over $1,000.
Transfer taxes and government charges
- Documentary transfer taxes may apply at transfer. In many California transactions, the seller pays transfer tax and the owner’s title policy, but practices can vary. Confirm specifics for Marin County and the local city.
- If you are considering Larkspur or Corte Madera, verify whether any city-specific transfer taxes or special filing requirements apply.
Who pays what in Marin
Customs vary across California and are always negotiable, but here is what you typically see in Marin:
- Seller commonly pays the owner’s title insurance and county or city transfer tax where applicable.
- Buyer commonly pays the lender’s title policy when financing, loan-related charges, appraisal, prepaid items like interest and insurance, and recording fees related to the loan.
- Escrow fees are often split 50-50 or allocated by negotiation. Practices can differ by city and county across the Bay Area, so confirm with your escrow officer.
If you are focusing on Larkspur or Corte Madera, ask your agent and escrow company to confirm any local transfer tax or filing nuances so you set expectations correctly in the offer.
Estimate your cash to close
You want a defensible estimate before you write an offer. Use this step-by-step approach to create clarity.
Step A: Gather the basics
- Target purchase price and expected closing timeline.
- Down payment and loan type, including whether it is a jumbo loan.
- Property details that affect costs, such as HOA or condo vs. single-family.
- Any known negotiations about who pays which fees.
Step B: Get real quotes
- Ask your lender for a preliminary Loan Estimate for your price point and loan product. This will outline lender fees, prepaid interest, estimated impounds, and insurance assumptions.
- Request a closing cost estimate or net sheet from a Marin title and escrow company. Provide the purchase price and proposed cost split, including whether the seller pays the owner’s title policy.
- If the home is in an HOA, ask the HOA or management company for the resale certificate or estoppel fee and any move-in, move-out, or capital contribution fees.
Step C: Use practical planning ranges
- For early budgeting, plan on 2% to 5% of the purchase price for buyer closing costs, not counting your down payment. In Marin, many buyers land toward the higher end due to price levels and fee scaling.
- For a tighter estimate, add these line items:
- Lender fees and appraisal equal to about 0.5% to 1.0% of the purchase price, plus a $600 to $2,000 appraisal.
- Title, escrow, and recording fees that scale with price. Your title company can quote from its rate tables.
- Prepaids and impounds for taxes and insurance. These can range from a few thousand to tens of thousands depending on timing and lender requirements.
Step D: Build a simple worksheet
Create a worksheet so you can compare properties apples to apples:
- Purchase price
- Loan amount and down payment
- Estimated lender fees and points
- Appraisal and credit report
- Title insurance and escrow fees
- Recording and any transfer taxes, based on local practice
- Prepaids: tax prorations and impounds, first-year insurance, prepaid interest
- HOA transfer and estoppel fees
- Inspection costs paid outside of escrow
- Total estimated cash to close
Sample scenario for context
The following is illustrative only. On a $1,500,000 purchase, a buyer’s closing costs might reasonably range from about $30,000 to $75,000. The total depends on your loan type and size, title and escrow fees, prepaids, and who pays which items. Use a lender’s Loan Estimate and an escrow company’s net sheet to finalize your numbers for your exact property and timing.
Luxury property considerations
High-value homes in Marin often have additional layers of diligence and pricing:
- Appraisal complexity increases for unique or estate properties, and fees can be $1,500 to $3,000 or more.
- Title insurance and escrow fees scale with price based on tiered rate tables.
- Specialized inspections are more common, including structural, soils, seismic, shoreline or bulkhead reviews, and historical research for older estates.
- Some gated or multi-parcel estates carry transfer fees, legacy assessments, or membership deposits.
- Jumbo loans can require higher fees, stricter underwriting, and larger reserve and impound requirements, which can increase your cash to close and required reserves.
- Insurance premiums for high-value homes are higher, and lenders will require evidence of coverage, often with larger upfront payments.
Avoid surprises
A little preparation goes a long way in Marin. Use this quick checklist to stay ahead:
- Ask your lender for a Loan Estimate that shows loan charges, prepaids, impounds, and a projected cash to close.
- Request a closing cost estimate from at least one Marin title and escrow company. Have them model different cost splits if you plan to negotiate.
- If the home is in an HOA, request the resale packet cost and a list of any move-in, move-out, or capital fees due at transfer.
- Confirm whether the seller will pay the owner’s title policy and any transfer tax. This is often customary but not guaranteed.
- Budget a 5% to 10% cushion above your estimate to cover timing shifts in impounds or line items that price higher than expected.
Larkspur and Corte Madera notes
Both cities follow Marin’s broader customs, but do not assume city practices are identical to other Bay Area locations. Before you finalize your offer, ask your escrow officer and agent to verify any city-specific transfer taxes or documentation fees for Larkspur or Corte Madera. Clear guidance upfront can help you negotiate the cost split in your offer.
Timeline and wiring safety
Plan your cash flow around your close date. Your lender will issue final figures on the Closing Disclosure before settlement, and you will need to wire certified funds to escrow. Always confirm wiring instructions directly with your escrow company by phone to avoid fraud. Do not rely on emailed instructions alone.
Final thoughts
Closing costs in Marin are manageable when you know what to expect and build a precise estimate early. Work with your lender and a Marin escrow company to put real numbers to your target home, then structure your offer to reflect who pays which items. If you are purchasing in Larkspur, Corte Madera, or anywhere in the county, a clear plan will help you move forward with confidence and close without surprises.
If you would like tailored guidance on a specific property or a confidential discussion about strategy, connect with the Sarkissian Bullock Team at Global Estates.
FAQs
How much should a Marin buyer budget for closing costs?
- A practical planning range is 2% to 5% of the purchase price, not including your down payment. Use a lender’s Loan Estimate and an escrow net sheet for a precise figure.
Who usually pays title and transfer taxes in Marin?
- Sellers often pay the owner’s title policy and transfer taxes in many California transactions, while buyers pay the lender’s policy, loan fees, prepaids, and recording of loan documents. All items are negotiable.
What changes for Larkspur or Corte Madera homes?
- Verify any city-specific transfer taxes or requirements with your escrow officer. Do not assume practices match other Bay Area cities.
How do I get an accurate cash-to-close number before offering?
- Request a preliminary Loan Estimate from your lender and a closing cost estimate from a Marin title and escrow company. If there is an HOA, add the resale and transfer fees.
Do HOA and condo properties add extra buyer fees?
- Yes. Expect resale or estoppel fees, possible move-in or move-out charges, and any capital contributions or special assessments. Amounts vary by HOA.
Will I need to wire funds on closing day?
- Yes. You will wire certified funds to escrow. Always verify wiring instructions by phone with the escrow company to prevent fraud.