Buying in Palm Beach Gardens is exciting, but the line items on your closing disclosure can feel like a maze. You want a clear number for your cash to close, what is negotiable, and what local fees are common in Palm Beach County. In this guide, you’ll learn what buyers typically pay, Florida taxes that show up on closing statements, how to estimate your total, and smart ways to reduce your out-of-pocket. Let’s dive in.
What closing costs cover
Closing costs are the one-time fees you pay to get the keys. They are separate from your down payment and usually run about 2 percent to 5 percent of the purchase price for a financed buyer. In South Florida, the higher end of that range is common due to title, HOA, and insurance-related items. Your exact number will appear on your Loan Estimate and Closing Disclosure, which you can review using the Consumer Financial Protection Bureau’s plain-language tools in the CFPB Owning a Home guide.
Your Palm Beach Gardens closing-cost checklist
Below is a practical list of buyer costs you are likely to see in Palm Beach Gardens and the West Palm Beach–Boca Raton–Delray Beach metro. Not every item applies to every deal.
Lender and loan fees
- Origination, processing, and underwriting fees.
- Appraisal fee to support the lender’s value analysis. Typical range: $450 to $850.
- Credit report and document prep. Typical range: $25 to $50 for credit.
- Optional mortgage discount points to lower your rate.
- Lender-required services such as flood certification and tax service.
Title and settlement charges
- Title search and exam, settlement or closing fee, and notary fees. Typical range: $300 to $800 for search and closing.
- Title insurance: lender’s policy is usually required. Owner’s policy is optional but common.
- Recording charges for the deed and mortgage paid to the county clerk.
Government taxes and recording in Florida
- State documentary stamp tax on deeds. This is calculated on the purchase price.
- Documentary stamp or intangible tax on the mortgage note based on the loan amount.
- Recording fees charged by the Palm Beach County Clerk & Comptroller.
Prepaids and escrows
- First year of homeowners insurance and flood insurance if required.
- Property tax proration and any tax amount due at closing. Lenders often collect escrow reserves equal to about two months of taxes and insurance, but requirements vary.
- HOA or condo estoppel and transfer fees when applicable. Estoppel fees commonly run $150 to $400 or more in South Florida.
Inspections and third-party reports
- General home inspection. Typical range: $300 to $600, higher for larger homes or specialty checks.
- Wood-destroying organism (WDO) inspection, which is common in Florida. Typical range: $65 to $150.
- Survey if required by the lender or recommended for boundary clarity.
Florida and Palm Beach County factors to know
Florida has several state and county items that affect your final number. Here are the big ones and where to confirm them.
- Documentary stamp and intangible taxes. Florida charges documentary stamp taxes on deeds and commonly on mortgage notes, plus an intangible tax on certain mortgages. You can review the state’s rules through the Florida Department of Revenue’s Taxes and Fees resources.
- Recording fees. Deeds, mortgages, and releases are recorded with the county. Review local recording information with the Palm Beach County Clerk & Comptroller.
- Property taxes and timing. Florida taxes are typically paid in arrears. At closing, taxes are prorated between buyer and seller, and lenders may require escrow reserves. For property-specific tax history and millage rates, use the Palm Beach County Property Appraiser. For billing schedules and how payments work, see the Palm Beach County Tax Collector.
- HOA and condo estoppel letters. Many Palm Beach Gardens communities require a paid estoppel showing dues status, plus possible transfer or new member fees. Verify amounts early in your contract period.
- WDO inspections. A WDO report is often required by lenders in Florida. Plan for the inspection and any follow-up items.
How to estimate your cash to close
You can build a reliable estimate once you have a contract and a lender quote. Use this simple process.
Step 1: Gather your inputs
- Purchase price and your down payment percentage.
- Loan amount and program type: conventional, FHA, VA, or other.
- Any negotiated seller credits.
- Property tax estimate for the specific parcel from the county appraiser.
- Annual insurance quotes for home and flood, if required.
- HOA or condo dues plus any capital contribution or transfer fees.
Step 2: Add up the numbers
- Earnest money deposit you already paid is applied at closing.
- Down payment equals purchase price minus loan amount.
- Lender charges: origination, points if any, appraisal, credit report, and required third-party services.
- Title and settlement: search, closing fee, title insurance policies, and notary.
- Government charges: documentary stamp and intangible taxes, plus county recording.
- Prepaids and escrows: first year of insurance, prorated taxes, and escrow reserves.
- Inspections and HOA items: home inspection, WDO, survey, and estoppel.
- Subtract any seller credits and lender credits. The result is your cash to close.
Sample Palm Beach Gardens calculation
Here is an illustrative example for a $650,000 purchase, 10 percent down. Your figures will vary by program and negotiations.
- Purchase price: $650,000
- Down payment at 10 percent: $65,000
- Loan amount: $585,000
- Estimated closing costs: $16,250 to $26,000 total is a common range at this price point
- Lender and third-party fees: about $2,500
- Title, recording, and title policies: about $3,500
- Prepaids for insurance and tax proration: about $2,800
- Escrow reserves for taxes and insurance: about $3,500
- Inspections and HOA estoppel: about $900
- Documentary and mortgage-related taxes: variable, assume about $1,500 in this example
- Subtotal cash to close: $65,000 plus about $18,700 equals about $83,700
- With a $5,000 seller credit, your estimate drops to about $78,700
Use your lender’s Loan Estimate and the title company’s closing estimate to replace these placeholders with exact numbers. The CFPB explains each line item on the Loan Estimate and Closing Disclosure in the Owning a Home guide.
Ways to lower your out-of-pocket
There are several levers you can pull to reduce cash due at closing. Program rules and local customs apply, so coordinate early with your lender and title team.
Seller concessions
- You can request that the seller pay some closing costs through a credit at closing. Limits depend on loan program.
- FHA often allows seller contributions up to 6 percent of the sale price toward closing costs, prepaids, and discount points. See FHA guidance through HUD’s Single Family Housing resources.
- VA loans allow seller concessions within program rules. Review options on the VA Home Loans site.
- Conventional loans set caps based on down payment and occupancy. Ask your lender for the current allowance for your scenario.
Lender credits and rate choices
- You can accept a slightly higher interest rate in exchange for a lender credit that covers some or all closing costs. Compare lifetime cost versus upfront savings with your loan officer.
Rolling costs into the mortgage
- Some programs allow certain fees to be financed or offset with seller credits. This can increase the loan balance and monthly payment. Confirm eligibility and limits with your lender.
Local negotiation tips
- In many Florida deals the seller often pays for the owner’s title policy and the documentary stamp tax on the deed. Customs vary by contract, so confirm for Palm Beach Gardens and negotiate accordingly.
- Ask for estoppel and transfer fee caps in condo or HOA contracts when possible.
- Compare quotes from multiple title companies. Small fee differences can add up on higher price points.
Pro tips for Palm Beach Gardens buyers
- Get a Loan Estimate early from at least one local lender. It outlines lender charges, prepaids, and expected escrows using the CFPB’s TRID format, described in the CFPB’s Owning a Home tools.
- Ask your selected title company for a written closing estimate that includes title premiums, settlement fees, and county recording.
- Check the property’s recent tax bills and millage rates with the Palm Beach County Property Appraiser. Use the Palm Beach County Tax Collector for payment timing.
- Confirm whether flood insurance is required and obtain quotes before your inspection period ends.
- If you are buying in a condo or HOA, request estoppel and transfer fee schedules up front.
Next steps
If you are relocating, buying a seasonal condo, or moving up in Palm Beach Gardens, plan your cash to close before you write an offer. Pull early quotes from a lender and title company, verify parcel taxes, and nail down HOA fees so there are no surprises on your Closing Disclosure. A clear plan helps you negotiate seller credits, choose the right rate-versus-credit mix, and close with confidence.
Have questions about specific buildings, HOA practices, or how local customs affect your cash to close in Palm Beach Gardens and nearby coastal communities? Schedule a consultation with George M Richetelli for one-on-one guidance and a tailored cost breakdown for your purchase.
FAQs
How much are buyer closing costs in Palm Beach Gardens?
- Plan for about 2 percent to 5 percent of the purchase price, excluding your down payment. The higher end of that range is common in South Florida due to title, HOA, and insurance-related items.
Who usually pays owner’s title insurance and deed taxes in Florida?
- Customs vary by contract and area. In many Florida transactions the seller often pays the owner’s title policy and documentary stamp tax on the deed, but this is negotiable in Palm Beach Gardens.
What prepaid and escrow items will I fund at closing in Palm Beach County?
- Expect your first year of homeowners insurance, prorated property taxes, and lender escrow reserves for future taxes and insurance, which often equal about two months but can vary by lender.
Do condos in Palm Beach Gardens have extra closing fees?
- Many condos and HOAs require a paid estoppel letter and sometimes a transfer or new member fee. These can add several hundred dollars or more unless capped or negotiated.
Can I use seller or lender credits to cover closing costs?
- Yes, within program limits. FHA often allows up to 6 percent in seller contributions, VA has its own concession rules, and conventional caps vary by down payment and occupancy.
Where can I verify documentary stamp and recording fees for my purchase?
- Use the Florida Department of Revenue for state tax rules, the Palm Beach County Clerk & Comptroller for recording, and the county Property Appraiser and Tax Collector for tax history and billing details.
