When do I need to have my closing costs ready?

Buyer closing costs in New Braunfels typically run between 2% and 4% of the purchase price, not counting the down payment. On a $400,000 home, that means roughly $8,000 to $16,000 in additional cash needed at closing. The wide range reflects variability in lender fees, whether you pay discount points to buy down your rate, how large your initial escrow deposit is (driven by your insurance and tax estimates), and what you negotiate with the seller regarding contribution toward your costs. A detailed Loan Estimate from your lender, provided within three days of application, gives you the most accurate projection for your specific loan.

In Texas, by longstanding custom, the seller typically pays for the Owner's Title Insurance Policy that protects the buyer. The buyer typically pays for the Lender's Title Policy, which is required by the mortgage lender and is a much smaller cost — usually $100 to $200 when issued simultaneously with the Owner's Policy. However, title insurance responsibility is a negotiable item in the Texas real estate contract, and in some transactions — particularly competitive situations or seller's market deals — buyers may agree to pay for one or both policies. Always confirm how title insurance is allocated in your specific contract.

Yes — seller concessions toward buyer closing costs are a negotiable item in the Texas real estate contract. The seller can agree to contribute a fixed dollar amount or a percentage of the purchase price toward the buyer's closing costs and prepaids. Lenders cap how much sellers can contribute based on loan type: conventional loans allow 3% to 9% depending on down payment, FHA loans allow up to 6%, and VA loans allow up to 4% in concessions. In a balanced or buyer-friendly market, requesting seller concessions is a reasonable negotiating strategy — particularly if the seller is motivated or the property has been on the market for a while. In a highly competitive multiple-offer situation, asking for concessions may weaken your offer.

Texas law does not mandate a survey in every real estate transaction, but as a practical matter, most lenders and title companies require one to issue title insurance without exception. Buyers in New Braunfels almost always need to either use an existing survey acceptable to the title company or commission a new one. The TREC contract includes a provision addressing who provides or pays for the survey — this is negotiable. A new boundary survey in Comal County typically costs $500 to $1,200 for a standard residential lot. Always ask the seller if a recent survey exists before automatically assuming you need a new one.