Trying to figure out how much you need to bring to closing in Cibolo? You are not alone. Closing costs can feel confusing, especially when you add escrow setup, taxes, and insurance on top of your down payment. In this guide, you will learn what buyers in Cibolo and greater Guadalupe County typically pay, how to plan for cash to close, and smart ways to reduce out-of-pocket costs. Let’s dive in.

What closing costs cover

Plan for 2 to 5 percent

Most Cibolo buyers budget about 2 to 5 percent of the purchase price for closing costs. Your exact number depends on your loan program, lender fees, title and escrow charges, inspections, and any negotiated credits. Treat 2 to 5 percent as a planning range, then refine it as soon as you receive your lender’s estimates.

Cash to close vs. closing costs

Cash to close includes more than closing costs. It is your down payment plus closing costs, plus prepaid items like interest, homeowner’s insurance, and property taxes, minus your earnest money and any seller credits. Review your Loan Estimate early and compare it to the final Closing Disclosure to confirm your exact cash to close. The Consumer Financial Protection Bureau’s guidance explains these disclosures and what to check before you sign.

Common buyer costs in Cibolo

Lender fees

• Origination, underwriting, and processing fees. These are charged by your lender to approve and fund your loan. Some lenders quote a flat fee while others quote a percentage of the loan amount.
• Discount points. Optional upfront points reduce your interest rate. One point equals 1 percent of the loan amount; whether it pays off depends on your time horizon and rate environment.
• Appraisal. Most loans require an appraisal to confirm value. Expect several hundred dollars for a typical single-family home, with higher costs for larger or complex properties.
• Credit report. A small fee is usually included with your lender’s charges.

Title and settlement

• Title insurance and closing services. In Texas, buyers typically purchase the lender’s title insurance policy, while the owner’s policy is commonly paid by the seller, subject to negotiation. Title companies also charge settlement or escrow fees to handle the closing.
• Recording fees. Guadalupe County charges modest recording and filing fees when your deed and deed of trust are filed. Your title company will include these on your Closing Disclosure. You can find county contacts through the Guadalupe County official website.

Prepaids and escrow

• Prepaid interest. You will pay interest from your closing date through the end of that month, so the amount changes with your closing date.
• Homeowner’s insurance. Lenders usually require the first year of coverage to be paid at or before closing. For Texas-specific guidance and shopping tips, visit the Texas Department of Insurance.
• Property taxes. Texas property taxes are significant and are billed on a yearly cycle. Your lender may collect several months of taxes and insurance to fund your escrow account. Taxes are prorated between buyer and seller at closing.

Inspections and survey

• General home inspection. Budget a few hundred dollars for a standard inspection; larger or older homes may cost more.
• Termite/pest and specialty inspections. Roof, HVAC, foundation, sewer scope, or septic inspections may be recommended depending on the property.
• Survey. If no recent acceptable survey is available, your lender or title company may require a new one.

HOA and local items

• HOA transfer or estoppel fees. If the property is in an HOA, expect transfer or account setup fees and prorated dues. In some suburbs, municipal utility districts (MUDs) or similar entities may also affect your tax and disclosure paperwork; your title company will advise.

Texas specifics that affect your budget

Title insurance custom

It is common in Texas for the seller to pay for the owner’s title insurance policy and the buyer to pay for the lender’s title policy. This is custom, not a rule, and can be negotiated in your contract. The Texas Real Estate Commission provides the forms and framework used to allocate these items.

No state transfer tax

Texas does not impose a statewide real estate transfer tax, which helps keep buyer costs down compared to many states. You will still pay county recording charges and standard title and lender fees. For state tax and property tax background, visit the Texas Comptroller’s property tax resources.

Property tax timing in Guadalupe County

Property taxes in Texas are assessed locally and billed in the fall for the calendar year, typically due the following year. Depending on your closing month, your escrow setup may include several months of taxes, which can feel like a surprise if you are not expecting it. Your lender can estimate how many months of taxes and insurance they will collect to establish the escrow account.

Ways to lower cash to close

Compare lenders and points

Shop lenders for interest rates and fees. A loan with no points may reduce upfront costs, while paying points can make sense if you plan to stay in the home long enough to benefit from a lower rate. Ask each lender for a Loan Estimate to compare offers line by line.

Ask for seller credits

Seller-paid closing costs are negotiable and common. Your loan program may cap the amount of seller concessions, so coordinate with your lender before writing the offer. FHA, VA, USDA, and conventional loans each have their own limits.

Time your closing date

Because you prepay interest from closing to month-end, closing near the end of the month can reduce the prepaid interest you bring to the table. This does not change your total cost of borrowing, but it can lower the cash you need on closing day.

Shop insurance and title services

You can choose your homeowner’s insurance provider and, in many cases, your title company. Comparing quotes for coverage and closing services can help control costs. The Texas Department of Insurance offers consumer guidance for selecting coverage.

Use repair credits wisely

If inspections reveal issues, you can request repairs or a credit at closing. Credits that go toward closing costs can reduce your cash to close, subject to your loan program’s rules. Agree on any credits in writing during your option period.

Confirm escrow requirements

Ask your lender how many months of taxes and insurance they plan to collect at closing and whether an escrow cushion applies. Adjust your budget once you have that figure.

Timeline and checklist

When to do what

• As you start shopping: Get pre-approved and request sample Loan Estimates to understand likely fees. Review the CFPB’s closing documents overview on the CFPB website.
• Under contract: Ask your lender for a current Loan Estimate based on the specific property. Schedule inspections immediately and request quotes for any recommended specialty inspections.
• Mid-escrow: Confirm who pays which title policies and settlement fees, per your contract. Ask the title company for a fee quote and verify recording charges for Guadalupe County.
• One week before closing: Lock in homeowner’s insurance and provide the binder to your lender. Confirm your lender’s escrow requirements for taxes and insurance.
• Three business days before closing: Review your Closing Disclosure carefully. Reconcile it with your Loan Estimate and ask questions about any differences.
• Before funding: Confirm whether the title company requires a wire or cashier’s check for your cash to close. Call the title company at a verified phone number to confirm wiring instructions and protect against wire fraud.

Quick buyer checklist

• Budget 2 to 5 percent of the price for closing costs.
• Calculate your down payment separately from closing costs.
• Apply earnest money to your cash to close.
• Shop lenders, title services, and insurance.
• Schedule inspections early; budget for specialized reports.
• Confirm seller credits and title policy allocation in writing.
• Ask your lender about escrow months for taxes and insurance.
• Verify how to deliver funds and bring a valid photo ID to closing.

How expert guidance helps

You do not have to navigate closing costs alone. An advisor with appraisal expertise can spot fee inconsistencies, estimate realistic prepaids, and help you weigh tradeoffs like discount points or seller credits. With deep knowledge of Northeast San Antonio and Guadalupe County practices, you can move confidently from offer to keys.

When you are ready to buy in Cibolo, get local, valuation-led guidance at every step. Reach out to Melissa Boehringer to review your Loan Estimate, build a smart cash-to-close plan, and negotiate the credits that matter.

FAQs

How much should a Cibolo buyer budget for closing costs?

• Plan for about 2 to 5 percent of the purchase price, then refine using your lender’s Loan Estimate and final Closing Disclosure.

What is included in cash to close for a Texas home purchase?

• Cash to close includes your down payment, closing costs, prepaid interest, homeowner’s insurance, escrow setup for taxes and insurance, minus earnest money and any seller credits.

Who typically pays for title insurance in Texas?

• It is customary for the seller to pay for the owner’s title policy and the buyer to pay for the lender’s policy, but this is negotiable in the contract.

Do Texas buyers pay a real estate transfer tax?

• No. Texas has no state real estate transfer tax, though county recording fees and standard title and lender charges still apply.

When will I know my exact cash to close before closing day?

• Your lender must provide a Closing Disclosure at least three business days before closing, which shows final numbers for cash to close.

How are property taxes handled at closing in Guadalupe County?

• Taxes are prorated between buyer and seller, and lenders often collect several months of taxes and insurance to fund the escrow account at closing.

What payment methods are accepted for closing funds in Texas?

• Title companies typically require a wire transfer or certified funds; confirm instructions directly by phone using a verified number.

Can seller credits cover all my closing costs?

• Seller credits can often cover a portion or all of your allowable closing costs, but loan programs set limits on concessions, so check with your lender early.

Do I need a new survey for a Cibolo home purchase?

• If a current acceptable survey is not available, your lender or title company may require a new one; verify requirements once you are under contract.

Where can I find official resources about closing costs and disclosures?

• Review federal guidance on the CFPB website and general homebuying resources at HUD; for local recording and tax contacts, see Guadalupe County.