Buying or selling in Brentwood? The last numbers that matter are in your closing statement, and on the Westside those numbers can add up fast. You want clarity on who pays what, why certain fees exist, and how to avoid last‑minute surprises. In this guide, you’ll learn the typical Brentwood closing costs for buyers and sellers, what is negotiable, and smart steps to keep your close smooth. Let’s dive in.
What are closing costs in Brentwood?
Closing costs are the fees and prepaid items due at the end of a real estate transaction. In Brentwood, you are inside the City of Los Angeles and Los Angeles County, which means city and county documentary transfer taxes, local recording fees, and county property tax proration rules can apply. The Westside’s higher price points also amplify percentage‑based fees, so even small percentage changes can mean large dollar differences.
If you are dealing with a condo or townhome, expect HOA‑related items like resale/estoppel packages and possible move‑in fees. Some properties may also sit in special assessment districts that add recurring charges. For questions about city transfer tax rules, check the City of Los Angeles Office of Finance for current guidance.
Typical buyer closing costs
Loan and lender fees
If you finance your purchase, you will see a set of lender charges. These commonly include a loan origination fee, underwriting and processing, and an appraisal. Jumbo loans, which are common on the Westside, may require larger or even a second appraisal.
You may also choose to pay discount points to lower your interest rate. Smaller items like the credit report, flood certification, and tax service fees are standard. Your lender must provide a Loan Estimate early and a final Closing Disclosure at least three business days before you sign.
Title and escrow
Buyers usually pay for the lender’s title insurance policy that protects the lender’s interest. In many California transactions, the seller pays for the owner’s title insurance policy, but that is negotiable. Escrow fees compensate the neutral escrow company for handling funds and documents; the split is often negotiated.
Recording and notary fees to record your deed of trust are typical buyer items. Always ask for a preliminary settlement statement from escrow so you can review who pays each line.
Prepaids and reserves
Your first year of homeowners insurance is usually paid at closing. You will also pay prepaid interest that covers the period between closing and your first mortgage payment. If you have an impound account, you will fund reserves for future property tax and insurance payments.
Property taxes are prorated between buyer and seller based on the closing date. Remember that Los Angeles County may send supplemental tax bills soon after closing to reflect reassessment.
Inspections and due diligence
Most buyers pay for home inspections. Depending on the property, you may also order pest/termite, roof, or sewer inspections. For condos and planned developments, review the HOA documents to understand dues, reserves, and any special assessments.
A Natural Hazard Disclosure report is a standard California item. Sellers typically provide the NHD, though buyers may order supplemental reports. Some condominiums charge move‑in fees or deposits that are not part of closing but are near‑term expenses to plan for.
Local taxes and assessments
Brentwood transactions are subject to Los Angeles city and county documentary transfer taxes. Who pays can be negotiated, though sellers commonly pay city transfer tax in many local deals. Confirm current rates with the City of Los Angeles Office of Finance.
If the property is in a special assessment district or has Mello‑Roos/CFD bonds, those are recurring obligations that continue after closing. The preliminary title report and HOA documents will indicate if these apply. Be sure you understand any supplemental property tax bills that may arrive after reassessment by Los Angeles County.
Other buyer costs
You will wire an earnest money deposit into escrow soon after your offer is accepted. Wire and courier fees can appear on your final statement. If you agree to repairs after inspections, those costs or credits will show in your closing figures.
Always verify wire instructions directly with your escrow officer using a trusted phone number. Wire fraud is a known risk in Los Angeles transactions.
Typical seller closing costs
Commission and core transfer items
For sellers, commissions are often the largest single cost and are fully negotiable. Commissions are paid from your proceeds at closing and historically have ranged around 5 to 6 percent of the sale price in Southern California, though every agreement is unique. You will also likely pay for the owner’s title insurance policy, which protects the buyer’s title.
Escrow fees are often split, though the split varies by negotiation. In the City of Los Angeles, documentary transfer taxes typically apply on transfers and are commonly paid by the seller, but this can be negotiated in your contract. Recording, notary, and courier fees are also standard line items.
Payoffs, prorations, and HOA items
If you have a mortgage, expect payoff and reconveyance fees from your lender. Ordering payoff statements early helps avoid delays. Prorations will credit the buyer for items you prepay that extend past closing, such as HOA dues and property taxes.
Condo and planned development sales usually require a resale/estoppel package from the HOA. Sellers often pay for this packet. If you agreed to a home warranty, repairs, or credits during inspection negotiations, those will appear as closing costs or concessions.
Taxes and reporting
Escrow typically issues a Form 1099‑S for reportable real estate transactions. Discuss potential capital gains implications with a tax advisor. Clearing any liens or HOA delinquencies before closing helps you avoid last‑minute surprises.
Who pays what in Los Angeles
Many items are local custom, but most are negotiable. Your purchase agreement controls who pays each fee.
- Commonly negotiable: escrow fee splits, who pays transfer taxes, repairs and credits, and whether the seller covers the owner’s title policy.
- Less negotiable: statutory taxes and recording fees, lender‑required appraisal and loan fees, and county property tax proration rules.
- Practical tip: confirm transfer tax expectations early. For city transfer tax questions, consult the City of Los Angeles Office of Finance. For county tax timing and supplemental bills, review the Los Angeles County Treasurer and Tax Collector and the Los Angeles County Assessor resources.
How much to budget: examples
Exact amounts vary by contract, lender, title, escrow, and municipal rates. These examples use commonly observed ranges for Los Angeles. Buyer estimates exclude down payment. Seller estimates include commission for illustration.
Example A: $1,250,000 purchase
- Buyer estimate at roughly 2 to 5 percent: about $25,000 to $62,500. This covers appraisal, lender fees, credit report, recording, lender’s title policy, escrow impounds, inspections, and prepaids. Condo buyers should also plan for potential move‑in fees.
- Seller estimate at roughly 6 to 8 percent: about $75,000 to $100,000. This includes an illustrative 5 to 6 percent commission plus owner’s title policy, escrow share, transfer tax if seller pays, HOA resale packet, and payoff processing.
Example B: $3,000,000 purchase
- Buyer estimate at roughly 2 to 4 percent: about $60,000 to $120,000. Jumbo loan fees, larger title premiums, higher prepaids, and possible second appraisal can apply.
- Seller estimate at roughly 6 to 9 percent: about $180,000 to $270,000. Commission dominates, with transfer taxes, owner’s title, escrow share, and any credits on top.
Example C: $6,500,000 purchase
- Buyer estimate at roughly 2 to 4 percent: about $130,000 to $260,000. At this tier, you may see more intensive title underwriting and tailored escrow services.
- Seller estimate at roughly 6 to 9 percent: about $390,000 to $585,000. Commission plus transfer taxes, owner’s title, escrow share, and payoff items are typical.
Timing, disclosures, and avoiding surprises
By law, your lender must provide a Loan Estimate early and a final Closing Disclosure at least three business days before closing. You can learn more about these disclosures from the Consumer Financial Protection Bureau. Ask your escrow officer for a draft settlement statement well before signing so you can confirm who pays each fee.
Los Angeles County often issues supplemental property tax bills after a change in ownership. These bills are separate from prorated taxes at closing and can arrive weeks or months later. Review guidance from the Los Angeles County Treasurer and Tax Collector and the Los Angeles County Assessor to understand reassessment and supplemental billing.
Processing timelines can cause delays. HOA resale packets may take several business days to prepare, and late mortgage payoff demands can stall closing. Verify wire instructions by phone using a known number to protect your funds.
Buyer checklist
- Request your lender’s Loan Estimate early and compare offers for fees and rate/points.
- Ask escrow for a preliminary settlement statement as soon as your offer is accepted.
- Confirm whether the property has Mello‑Roos/CFD or special assessments. Review the preliminary title report and HOA documents.
- Order and read the HOA resale packet early. Check dues, reserves, rules, and any pending special assessments.
- Plan for possible supplemental property tax bills after reassessment by Los Angeles County.
- Verify all wire instructions with your escrow officer using a trusted phone number.
Seller checklist
- Get a seller net proceeds estimate that includes commission, transfer taxes, title and escrow costs, and loan payoffs.
- Order mortgage payoff statements early and confirm any prepayment penalties or reconveyance fees.
- Request the HOA resale/estoppel package promptly and address any HOA delinquencies or known issues.
- Budget for owner’s title insurance and your share of escrow fees. Confirm who will pay transfer taxes in the contract.
- Anticipate inspection‑related credits or repairs and set a contingency plan.
Closing in Brentwood should feel confident and well‑orchestrated. With clear expectations on costs, timing, and negotiable items, you can protect your budget and keep momentum to the finish. If you would like a tailored closing‑cost walkthrough or a seller net sheet for your Brentwood property, connect with Molly Swing to start a thoughtful, concierge‑level plan.
FAQs
What are typical buyer closing costs in Brentwood, Los Angeles?
- Buyers often budget roughly 2 to 5 percent of the purchase price for closing costs, including lender fees, appraisal, title and escrow charges, inspections, and prepaids; exact amounts vary by loan, property type, and negotiations.
Who usually pays the Los Angeles documentary transfer tax in Brentwood?
- It is commonly paid by the seller in many local deals, but payment is negotiable; confirm the arrangement in your purchase agreement and check current city rules with the City of Los Angeles Office of Finance.
What supplemental property taxes should Brentwood buyers expect?
- After reassessment, Los Angeles County may issue supplemental tax bills separate from prorated taxes at closing; review guidance from the Los Angeles County Treasurer and Tax Collector and the Los Angeles County Assessor.
What are the largest seller closing costs in Brentwood?
- Commission is typically the largest line item and is negotiable; sellers also plan for the owner’s title policy, escrow share, city/county transfer taxes, payoff and reconveyance fees, prorations, and any agreed credits.
When will I see my final closing numbers for a Brentwood home?
- Your lender must provide a final Closing Disclosure at least three business days before closing, and escrow can share a settlement statement to confirm who pays what; learn more at the Consumer Financial Protection Bureau.
