Buying a home in Danville involves more than your down payment. Closing costs can surprise first-time and move-up buyers alike, especially at local price points. You want clear numbers, local customs, and a plan so you can close with confidence. This guide explains what closing costs include, typical ranges in Danville, who usually pays what, and the exact steps to get your personalized estimate. Let’s dive in.

What closing costs cover

Closing costs include several categories. Some are one-time fees, while others are prepaids or deposits required by your lender.

• Loan-related costs. These can include lender origination or points, application and underwriting, the appraisal, your credit report, and the lender’s title insurance policy. If you put less than 20% down on a conventional loan, private mortgage insurance may apply.
• Escrow and title fees. Escrow manages the transaction and disbursements. Title services include a title search and title insurance policies. Recording and document fees cover county recording of your deed and deed of trust.
• Prepaid items and reserves. You typically prepay your first year of homeowners insurance, deposit reserves for taxes and insurance, and pay prepaid mortgage interest from closing to your first payment.
• Government fees and transfer taxes. Counties and cities may charge documentary transfer taxes, plus recording fees. Local parcel taxes or special assessments are prorated.
• HOA-related fees. For properties in an HOA, you may see transfer and document fees. Responsibility varies by association and negotiation.

Typical Danville ranges

As a planning rule, California buyers can expect total closing costs near 2% to 5% of the purchase price, excluding your down payment. In Danville, higher home prices mean larger dollar amounts even if the percentage stays the same.

• Loan origination and points: 0% to 1% of the loan amount.
• Appraisal: about $500 to $1,500, with Bay Area properties often toward the higher end.
• Credit report, flood cert, misc: roughly $50 to $200 combined.
• Escrow fee: about $1,000 to $3,000, often tied to the purchase price.
• Title insurance: the lender’s policy is usually a buyer expense and often in the low thousands for six to seven figure loans; premiums are regulated in California. The owner’s policy is commonly seller paid in many CA counties.
• Recording and document fees: typically $100 to $500.
• Transfer taxes: vary by county and city and can range from a few hundred to several thousand dollars. Confirm the current Contra Costa County and Town of Danville rules and who pays.
• Prepaid property taxes: California’s base rate is about 1% of assessed value, with local assessments bringing many Contra Costa properties to about 1.0% to 1.2% overall. Your actual amount depends on closing date and parcel specifics.
• Homeowners insurance: roughly $700 to $2,500 for the first-year premium.
• Impound reserves: lenders often collect 2 to 6 months of tax and insurance reserves at closing.
• HOA fees: transfer or estoppel fees may run $150 to $500 or more, depending on the association.

Who usually pays what

Many items follow California customs, though nearly everything is negotiable and spelled out in your purchase contract.

• Common seller-paid items: owner’s title insurance policy, real estate commissions, seller-side lien payoffs, and prorated taxes. Some or all transfer tax may be seller paid depending on local rules and negotiation.
• Common buyer-paid items: lender fees and appraisal, lender’s title policy, buyer’s share of escrow fees, recording fees, prepaid interest, first-year insurance, and impound reserves. HOA transfer fees can be buyer paid depending on the association or contract.
• Escrow fee split: many Bay Area transactions split escrow fees 50-50, but practices vary by contract and market conditions.

Example for a $1.2M home

Here is a planning snapshot for a Danville purchase at $1,200,000. Your actual numbers will come from your lender and escrow company.

• Overall estimate: about 2% to 5% of price, or $24,000 to $60,000.
• Appraisal: about $800.
• Loan origination or points: $0 to $12,000.
• Lender’s title policy: roughly $1,800 to $3,500.
• Escrow fees: about $1,500 to $3,000.
• Recording and document fees: about $200 to $600.
• Prepaids and impounds: roughly $4,000 to $12,000, depending on timing and reserve requirements.
• HOA transfer or estoppel: about $200 to $500 if applicable.
• Miscellaneous third-party fees: roughly $200 to $1,000.

This example shows how totals add up quickly at higher price points. The mix changes with your loan program, interest rate and points, impound requirements, and any negotiated credits.

How to get exact numbers

Take these steps early so you know your cash to close with confidence.

1. Ask a lender for a Loan Estimate. Lenders must provide one within three business days of application and it itemizes your estimated closing costs.
2. Request escrow and title quotes. Ask for a sample closing statement and title premium quote for your target price range.
3. Confirm county and town specifics. Check Contra Costa County for recording fees, documentary transfer tax, and parcel tax details, and verify any Town of Danville transfer tax.
4. Verify HOA costs. If applicable, confirm transfer and document fees with the association or listing agent.
5. Budget for impounds. Ask your lender how many months of taxes and insurance they will collect at closing.
6. Clarify who pays what. Make sure the purchase agreement specifies the owner’s title policy, escrow fee split, transfer taxes, and HOA fees.
7. Compare 2 to 3 providers. Small differences in lender points and escrow/title fees can save you thousands at Danville price points.

Smart budgeting tips

• Use the 2% to 5% guide. Set aside at least 2% of the price for closing costs and be ready for up to 5% if reserves or points are higher.
• Time your closing wisely. Prepaid interest and tax prorations depend on the calendar. Your lender and escrow can explain how timing affects cash to close.
• Decide on points. Weigh the tradeoff between paying points up front for a lower rate or choosing a no-point option.
• Keep HOA timing in mind. If the home is in an HOA, ask about fee amounts and document turnaround early so you can plan.

Your local edge

Getting your exact closing costs right is one of the fastest ways to reduce stress and avoid last-minute surprises. In Danville and surrounding Contra Costa communities, local customs and price points make it especially important to compare quotes and confirm who pays what in your contract.

If you want a calm, step-by-step process from pre-approval through closing, reach out for local guidance tailored to your goals. Connect with Ashley Mancera to review your scenario, line up accurate quotes, and move forward with confidence.

FAQs

What are closing costs for Danville buyers?

• Closing costs are the fees and prepaids due at closing beyond your down payment, and they often total about 2% to 5% of the purchase price in California.

Who usually pays the owner’s title policy in Contra Costa?

• The seller commonly pays the owner’s title insurance policy in many California transactions, but it is negotiable and should be confirmed in the contract.

Does Danville have a city transfer tax?

• Transfer tax rules vary by locality, so confirm current requirements with Contra Costa County and the Town of Danville and clarify in your purchase agreement who pays.

How much should I budget for property taxes at closing?

• California’s base property tax rate is about 1% of assessed value, and many Contra Costa parcels total roughly 1.0% to 1.2% with local assessments, subject to property specifics.

Can I reduce my closing costs as a buyer?

• You can compare lenders and escrow/title providers, evaluate points versus rate, and negotiate credits where allowed by your loan program and contract.

What if the home has an HOA in Danville?

• Expect possible HOA transfer or document fees that vary by association, and request amounts and timing early so you can plan your cash to close.