Closing Costs in Tiburon: Buyer & Seller Guide

Planning to buy or sell in Tiburon or Belvedere? One of the biggest questions is what you will actually pay at closing. In our local, high-value market, the percentages may mirror California norms, but the dollar amounts are larger. This guide breaks down who typically pays what, what to budget by price point, key Marin County items to expect, and simple ways to avoid surprises. Let’s dive in.

What closing costs cover in Tiburon

Closing costs are the fees to finalize your purchase or sale. They are separate from your down payment, and separate from any repairs or price concessions negotiated during escrow. Common items include title and escrow fees, loan charges, transfer taxes, recording, inspections, insurance, and prorations.

If you are financing, your lender will provide a Loan Estimate early and a Closing Disclosure at least three business days before closing. Use those documents to confirm your final cash to close and to ask questions about any line items.

Who pays what in California

Customs vary by region and can be negotiated, but these are common in our area.

Agent commissions

• Typically paid by the seller. Historically 5 to 6 percent of the sale price is common nationally, with local variations. This is often the largest seller cost.

Title and escrow

• Title search, title insurance, and escrow services are part of closing. It is common for the seller to pay for the owner’s title policy and the buyer to pay for the lender’s policy, with escrow fees often split. Exact allocations can differ by local practice and your contract.

Loan-related fees (buyer)

• Origination, underwriting, application, credit report, appraisal, lender title policy, flood certification, and prepaid interest are usually buyer costs unless negotiated as a seller credit. Appraisals for unique or waterfront homes can be higher.

Recording and transfer taxes

• Recording fees apply to deeds and other documents. County or municipal documentary transfer taxes are typically a seller expense. Confirm exact amounts with the Marin County Recorder and your escrow officer.

Prorations and property taxes

• Property taxes, assessments, and HOA dues are prorated through the closing date. The seller pays up to the date of transfer and the buyer after. Marin County property tax includes the 1 percent base rate plus any local voter-approved assessments.

HOA fees and transfer charges

• If the property is in an HOA, expect estoppel or transfer fees and prorated dues. Sellers often pay transfer fees. Prorations depend on your escrow instructions.

Inspections and reports

• Buyers usually pay for inspections such as pest, roof, or sewer line. Sellers typically pay for repairs that are negotiated during escrow. Some disclosures, like natural hazard reports, may be ordered by the seller.

Insurance and prepaid items

• Buyers should budget for the first-year homeowners insurance premium and prepaid interest through closing. Mortgage insurance may apply depending on your loan.

Miscellaneous fees

• Wire, courier, notary, HOA certificate, tax certification, and document prep fees show up on most closings. These are usually smaller line items but should be reviewed on your Closing Disclosure.

Negotiated credits

• Buyers and sellers often use credits to bridge gaps. Examples include seller-paid closing costs, rate buydowns, or escrow holdbacks for repairs. The contract controls these allocations.

Typical totals by price band

Every transaction is unique, but these rule-of-thumb ranges fit most Tiburon and Belvedere deals. Ranges exclude the buyer’s down payment and any concessions.

High-LTV loans can push buyer costs higher due to lender-related fees. Flat fees like escrow and inspections become a smaller slice at higher prices, while percentage-based items like commission and title insurance schedules are more noticeable for sellers. Unique or waterfront homes can require specialized inspections that add to totals.

Marin County specifics to expect

• Recording and transfer: Recording fees are set at the county level. Documentary transfer tax, where applicable, is usually a seller expense. Your escrow officer can confirm the current schedule.
• Property tax proration: Expect proration based on the 1 percent base rate plus local assessments. Escrow will calculate credits and debits through your closing date.
• HOA diligence: For HOA homes, plan for estoppel or transfer fees and allow time for HOA document delivery and review.

Planning strategies to control costs

• Get a clear Loan Estimate early. Request an updated one if your terms change and compare lenders.
• Review your Closing Disclosure. You must receive it at least three business days before closing. Use it to verify cash to close.
• Ask title and escrow for itemized quotes. Local title companies can quote premiums and escrow fees for Marin County.
• Negotiate seller credits. Credits can offset buyer closing costs, support a rate buydown, or balance repairs.
• Shop third parties where allowed. Compare costs for inspections and optional services.
• Consider lender credits vs rate buydowns. A credit can reduce upfront cash but may raise your interest rate. Run long-term scenarios.
• Plan safe payments. Expect a wire or cashier’s check. Always verify wiring instructions by calling your known escrow contact to avoid fraud.
• Forecast prorations and payoffs. Ask escrow for a preliminary closing statement so taxes, HOA, and any liens are accurate.
• Build a buffer. Set aside an extra 1 to 2 percent of price or several thousand dollars for last-minute adjustments.

One-page closing checklist

Use or print this checklist to stay organized. A downloadable PDF is available upon request.

Pre-closing

• Signed purchase contract copy
• Loan pre-approval and current Loan Estimate
• Contact info for your agent, lender, and title or escrow officer
• Funds availability confirmation and your wire verification procedure

During escrow

• Items you will see on the Closing Disclosure
• Buyer budgets: appraisal, underwriting, title insurance, insurance premium, HOA estoppel
• Seller budgets: commission, transfer tax, owner’s title policy, lien payoffs
• Key dates: inspections, contingency removals, final walkthrough, closing date

Final documents and funds

• Accepted payment methods: bank wire or cashier’s check
• Confirm your three-business-day Closing Disclosure review window
• Escrow contact for prorations, payoffs, or title exceptions

Security and fraud

• Call your known escrow officer to verify wiring instructions
• Watch for spoofed email addresses and unexpected changes

Post-closing

• Recorded deed copy and title insurance policy
• Final settlement statement
• Utility transfers and HOA account updates

Optional add-ons

• Specialized inspections: septic, geotechnical, seawall or flood, environmental
• Timeline grid for loan, escrow, and closing milestones

How this fits your sale or purchase

Clarity on closing costs helps you write a stronger offer or plan your net proceeds with confidence. As local advisors, we guide you through fee allocations that fit Tiburon and Belvedere customs, coordinate with your lender and escrow to keep totals accurate, and use negotiation tools like credits or rate buydowns to meet your goals. For sellers, we also manage prep and presentation so you protect net proceeds while staying on schedule.

If you want a precise estimate for your address or target price, we are here to help. Reach out for a calm, detailed walkthrough tailored to your situation.

Ready to plan your next move with local guidance? Connect with Kristen Palmer to talk strategy, request estimates, or get started on listing prep and budgeting. Kristen Palmer

FAQs

How much cash do buyers need at closing in Tiburon?

• Many buyers budget 2 to 4 percent of the purchase price for closing costs, excluding the down payment. Your lender’s Loan Estimate and Closing Disclosure will show your final cash to close.

Who typically pays which fees in California closings?

• Sellers often pay commission, the owner’s title policy, and transfer taxes. Buyers usually pay loan fees, the lender’s title policy, inspections, insurance, and prepaid interest, with many items negotiable.

How do commissions affect a seller’s net in Tiburon?

• Commission is typically the largest single seller cost, often around 5 to 6 percent of price nationally, plus smaller line items like transfer tax and title. Your net sheet will reflect these amounts.

Why is title insurance higher on expensive properties?

• Title insurance premiums follow rate schedules that rise with price. In higher-priced markets, the absolute dollar amount is larger even if the structure is similar.

What Marin County fees should I expect at closing?

• Expect recording fees for documents and, where applicable, a county documentary transfer tax that is commonly a seller expense. Your escrow officer will confirm current schedules.

When will I receive the Closing Disclosure and how should I use it?

• You must receive it at least three business days before closing. Review it line by line to confirm fees, credits, prorations, and your final cash to close.

How can I reduce my closing costs without weakening my offer?

• Ask for seller credits, compare third-party fees, and consider lender credits versus rate buydowns. Structure credits to maintain a strong offer while lowering cash due.

What payment methods are accepted and how do I avoid wire fraud?

• Escrow typically accepts a bank wire or cashier’s check. Always verify wiring instructions by phone with your known escrow contact before sending funds.

How do prorations for taxes and HOA dues work in Marin?

• Escrow prorates property taxes, assessments, and HOA dues based on the closing date. The seller pays through the transfer date and the buyer pays after.