Closing Costs Explained.

The lender fee for processing and underwriting the loan. Some lenders charge zero and price the rate slightly higher; others charge up to about 1 percent of the loan amount.

Optional prepaid interest, paid at closing to lower the rate. One point equals 1 percent of the loan amount. Points pay off when you stay long enough that the lower rate saves more than the points cost.

What the lender pays to pull your credit reports and scores from the bureaus.

The licensed appraiser inspects the home and sets the value the lender uses. A typical single-family conventional appraisal in the San Antonio area comes in around $750, with most in the $695 to $895 range; jumbo, complex, or rushed appraisals run higher. VA appraisals also check Minimum Property Requirements.

Title insurance protects against title problems: the lender policy protects the lender, and an owner policy protects you and your heirs against claims that existed before closing. Settlement and escrow services are usually bundled with the title policy, and in the San Antonio area the combined title-related costs typically run around 1 percent of the purchase price. Who pays for title insurance and escrow is a negotiable item in the sale contract, not a fixed buyer cost.

Interest from the closing date to the end of the month, so your first payment starts on a normal schedule. Closing late in the month means fewer prepaid days.

Deposits collected into the escrow account that will pay property taxes and homeowners insurance. The number of months depends on the lender and when taxes are due.

A surveyor confirms lot lines and any encroachments. A typical San Antonio area survey starts at around $400 and runs higher for larger or rural lots. Not every transaction requires one; when the lender or title company does, this is the cost.

County fees to record the deed and mortgage documents in the public record.