Longview Buyer Closing Costs: A Clear 2025 Breakdown

Buying in Longview and wondering what your closing costs will look like? You are not alone. It helps to know what you will pay, when you will pay it, and what you can negotiate so you are never surprised at the signing table. In this guide, you will learn typical buyer closing costs in Longview and Cowlitz County, what each fee covers, local norms, and smart ways to reduce your cash to close. Let’s dive in.

What buyer closing costs include

Buyer closing costs are the one-time fees, prepaids, and prorations you pay to get your keys. In Longview, a realistic rule of thumb is 2% to 5% of the purchase price for total buyer costs, including prepaids and escrow deposits. On a $300,000 home, that often means about $6,000 to $15,000 in addition to your down payment. Your loan type and whether you choose certain coverages can move you toward the low or high end of the range.

Typical costs in Longview, WA

Your exact numbers depend on your loan, price point, and the day you close. Conventional loans with larger down payments often fall near the lower end. FHA, VA, or USDA can land higher due to upfront mortgage insurance or funding fees. Local items like Cowlitz County recording fees, title and escrow charges, and property tax proration also affect your final figure. Your lender’s Loan Estimate and the escrow company’s statement will show precise amounts for your scenario.

Line-by-line: what you will likely pay

Lender and loan fees

• Origination, processing, and underwriting. Often a flat amount or a percentage, commonly 0.25% to 1.0% of the loan. Some lenders itemize smaller admin fees.
• Discount points. Optional prepaid interest to lower your rate. One point equals 1% of the loan amount.
• Appraisal. Typical in Washington is $400 to $800, depending on property type and complexity.
• Credit report, flood cert, tax service, automated underwriting. Usually $10 to $150 combined.
• Mortgage insurance or program fees. FHA has an upfront mortgage insurance premium. VA has a funding fee unless exempt. Conventional loans with less than 20% down usually require private mortgage insurance. These impact both monthly payments and sometimes cash due at closing.

Title, escrow, and recording

• Title insurance. Your lender will require a lender’s policy. You can also buy an owner’s policy for added protection. Premiums in Washington are regulated and scale with price or loan amount. Combined title premiums often range from a few hundred to low thousands based on price.
• Escrow or settlement fee. Charged by the escrow/title company that handles funds and documents. Combined title and escrow charges often run about $400 to $1,800, depending on price and service level. Who pays is local practice and negotiation.
• Recording fees. Cowlitz County charges per document to record the deed and deed of trust. Expect modest, per-document costs. The county publishes a current schedule, and your escrow officer will itemize them on your closing statement.

Inspections and reports

• Home inspection. Commonly $300 to $600 for a single-family home, depending on size and scope.
• Pest or termite inspection. Often $75 to $200.
• Specialty inspections. Sewer scopes, roof, structural, or well/septic inspections are additional if needed.
• Survey. If requested or required, costs vary widely.

Prepaids and escrow deposits

• Homeowner’s insurance. You typically pay the first year at closing. Annual premiums often range $700 to $2,000+, based on coverage and property.
• Property tax proration and escrow. Taxes are prorated based on the closing date. Lenders usually collect an initial deposit for the escrow account and may require an extra cushion of up to two months.
• Prepaid interest. You pay daily interest from funding through the end of the month so your first full payment starts the following month.

HOA and utility prorations

• HOA dues. If the property has an HOA, dues and any transfer or setup fees are prorated based on the closing date.
• Utilities and other adjustments. Final water, sewer, or other municipal balances can be adjusted between buyer and seller.

Government charges

• Real Estate Excise Tax (REET). In Washington, REET is generally paid by the seller. Parties can agree otherwise in a contract, but that is not typical.
• Mortgage recording tax. Washington does not have a general statewide mortgage recording tax. Cowlitz County recording fees still apply for document recording.

Longview and Cowlitz County specifics

• Escrow closings are standard. In Washington, title and escrow companies handle closing and disbursements. Attorneys are not required.
• Property taxes are prorated. The escrow company uses the county’s tax schedule and your closing date to calculate exact prorations.
• REET is usually a seller cost. Washington imposes REET, but it is normally paid by the seller unless negotiated otherwise.
• Local recording fees are modest. The Cowlitz County Auditor sets per-document charges and your escrow officer will include them on your statement.

How to reduce your cash to close

Seller credits and program limits

Seller-paid credits can cover many buyer costs, including lender fees, prepaids, title, and escrow charges. Limits depend on your loan type:

• FHA: typically up to 6% of the purchase price.
• VA: concessions allowed, commonly capped around 4% for certain items, with specific rules.
• USDA: typically up to 6%.
• Conventional: limits vary by down payment. Under 10% down is often 3%. With 10% to 25% down, often 6%. At 25% or more, up to 9%.

Your lender will confirm what counts as allowable credits for your program.

Lender credits

You can often accept a slightly higher interest rate in exchange for a lender credit that reduces closing costs. This lowers your cash to close at the expense of a higher monthly payment. Ask your lender to model both options so you can compare the break-even point.

Shop your providers

• Compare lenders using the Loan Estimate. You should receive it within three business days of application.
• Ask for a title and escrow quote early. Companies serving Longview will provide an itemized estimate.
• Compare inspection quotes and scope. Make sure you know what is included.

Assistance programs

Eligible first-time or income-qualified buyers can explore assistance through the Washington State Housing Finance Commission and local nonprofit or county resources. Programs may help with down payment and sometimes closing costs. Your lender can advise on eligibility and pairing assistance with your loan.

Simple scenarios to benchmark your budget

These examples are not quotes. They illustrate how totals change by program, price, and credits.

• Conventional with 10% down on a $350,000 home. Closing costs and prepaids might land around the lower half of the 2% to 5% range if you do not buy points and your escrow deposits are typical. A negotiated seller credit could further reduce your cash to close.
• FHA on a $350,000 home. The upfront mortgage insurance premium and standard prepaids may place you closer to the middle or higher end of 2% to 5%, depending on rate and escrow requirements. Seller credits, within FHA limits, can offset much of this.
• VA at $350,000. If you are exempt from the funding fee, your cash to close often looks similar to conventional. If not exempt, the funding fee can be financed or paid at closing. Seller concessions may cover some allowable costs within VA rules.

Your lender and escrow officer will replace these ballpark figures with precise numbers for your purchase price, tax proration date, and program.

Timeline, documents, and what to request

• Within 3 days of loan application. Ask your lender for the Loan Estimate. Use it to compare rates and fees across lenders.
• Early in escrow. Request a preliminary closing statement from your title/escrow company that reflects Cowlitz County recording and tax prorations.
• Insurance quotes. Secure a homeowner’s insurance quote and provide your lender with the binder before closing.
• Three business days before signing. Review the Closing Disclosure. This is the final, authoritative breakdown of all charges and credits.

Have these ready: proof of funds for closing, government-issued ID, any gift letters, and HOA contacts or documents if applicable.

Common surprises to plan for

• Initial escrow deposits. Lenders often collect several months of taxes and insurance at closing, plus a cushion. This is separate from transaction fees.
• Prepaid interest. Your funding date influences how much daily interest you prepay.
• Repair credits vs price reductions. A credit at closing can reduce cash needed more directly than a small price reduction. Your lender must approve any credits.

How to get precise numbers in Longview

• Ask your lender for a refreshed Loan Estimate when terms change and review the lender credits or points.
• Request an itemized estimate from your Longview title/escrow company for your target price and closing date.
• Confirm Cowlitz County recording fees and tax prorations with your escrow officer, who uses the county’s current schedules.
• Verify seller concession limits and allowable uses with your lender for your exact program.

Buying in Longview should feel clear and predictable. When you understand the typical 2% to 5% range, how each fee works, and the credits available, you can plan your budget with confidence and negotiate from a stronger position. If you want a local, hands-on team to help you compare estimates, request credits, and coordinate a smooth closing, reach out to Parker Home Group.

FAQs

What are typical buyer closing costs in Longview, WA?

• Most buyers should plan for a total of about 2% to 5% of the purchase price, including prepaids and escrow deposits, with exact amounts set by your loan and timing.

Who usually pays Washington’s Real Estate Excise Tax (REET)?

• REET is generally a seller-paid tax in Washington. The parties can negotiate differently, but that is not common in Cowlitz County transactions.

What title and escrow charges should I expect as a buyer?

• Expect lender-required title insurance, optional owner’s coverage, and an escrow or settlement fee. Combined title and escrow often fall around $400 to $1,800, depending on price.

How do Cowlitz County recording fees work for buyers?

• The county charges per document to record the deed and deed of trust. Fees are modest and will be itemized by your escrow company on the closing statement.

Can the seller pay my closing costs in Longview?

• Yes, seller credits are common and can cover many buyer costs. Limits depend on your loan type, such as 3% to 9% for many conventional loans and up to 6% for FHA.

What assistance is available for first-time buyers in Longview?

• The Washington State Housing Finance Commission and local housing resources may offer down payment or closing cost assistance to eligible buyers. Ask your lender to review options and eligibility.