Are you wondering if your closing costs will be lower on one side of the Columbia River than the other? You are not alone. Many buyers compare Clark County, Washington with Portland metro, Oregon to stretch their budget and reduce day-of-closing cash. In this guide, you will learn which fees are typically the same, which often differ, and how to verify exact numbers before you make an offer. Let’s dive in.
What closing costs include
Closing costs are the one-time fees due at settlement that are separate from your down payment. Most buyers can expect a total in the low single digits of the purchase price, often about 2% to 5%. Your final number depends on your loan, property type, timing, and what you negotiate with the seller.
Typical categories include:
- Loan charges and prepaid items
- Title insurance and escrow or settlement fees
- Recording and government fees
- Inspections and site-specific tests
- Prorations for property taxes and HOA dues
What stays the same in Oregon and Washington
Some costs are lender-driven and look similar on both sides of the border.
- Loan origination and points. Often 0% to 1.5% of the loan amount. These are negotiable and may be offset by seller credits.
- Underwriting and processing. Flat fees set by your lender.
- Appraisal. Most loans require one. A common national range is about $400 to $900, depending on property complexity.
- Credit report, flood certification, and mortgage insurance if required. Standard lender items.
- Prepaid interest and escrow reserves. These depend on your closing date and the local property tax schedule.
What commonly differs across the border
The biggest variations come from title and escrow customs, government taxes on the sale, county recording schedules, and how property tax prorations are handled.
Title and escrow fees
- Title insurance. Your lender will require a lender’s policy. An owner’s policy is optional but commonly purchased. Who pays for the owner’s policy can vary by local custom. In some areas the seller pays, in others the buyer pays, and in some cases the parties split costs. This single item can shift thousands of dollars between parties.
- Escrow or settlement. In Washington, escrow closings are commonly managed by title or escrow companies. In Oregon, title companies or closing agents typically handle settlement. The fee is often several hundred dollars to around $1,000 and may be split by custom.
Recording fees and documents
- Counties set recording fees for deeds and mortgages. These amounts are usually predictable and range from tens to a few hundred dollars per document. Expect small differences between Clark County and Portland-area counties.
Government transfer taxes and REET
- Washington’s Real Estate Excise Tax (REET). This is a state tax applied to the sale and is typically a seller obligation. While buyers do not generally pay REET, it can influence pricing and negotiations.
- Oregon has no comparable statewide seller excise tax. Some local jurisdictions may have special charges. Always confirm the specific county or city.
Property tax prorations
- Each county uses its own tax calendar. Whether taxes are paid in arrears or on a particular schedule affects how much you will owe or receive at closing. Prorations can move the day-of-closing cash number up or down depending on timing.
Typical cost ranges for buyers
These ranges help you plan, but you should always request itemized estimates from your lender and the local title or escrow company.
- Appraisal: $400 to $900
- Home inspection: $300 to $600, with additional specialist inspections as needed
- Credit report: $25 to $60
- Loan origination or points: 0% to 1.5% of the loan amount
- Lender’s title insurance: several hundred to a few thousand dollars, based on loan amount and carrier schedule
- Owner’s title insurance (optional): premium tied to purchase price per carrier tables
- Escrow or settlement fee: several hundred dollars to around $1,000, often split by custom
- Recording fees: approximately $25 to $300 per document, depending on county and document type
- Prepaid taxes and insurance reserves: varies with local tax schedule and your insurance premium
- Survey if required: $300 to $900
- HOA transfer or move-in fees: varies by association
Example: how a $400,000 purchase breaks down
Here is an illustrative scenario to set expectations. This is not a quote.
- Purchase price: $400,000
- Loan: 80% loan-to-value, or $320,000
- Typical buyer closing cost range: about 2% to 4% of purchase price, or roughly $8,000 to $16,000. That range usually includes lender fees, appraisal, title fees and lender’s policy, escrow fees, inspections, recording, and prorations. Your exact number depends on who pays for the owner’s title policy, whether you choose to pay points, and the timing of tax prorations.
Biggest cross-border swing factors
When comparing Clark County and Portland metro, these items tend to create the largest differences for buyers.
- Owner’s title policy. Who pays varies by local custom and negotiation. This can change your cash at closing by thousands of dollars.
- REET in Washington. It is typically a seller-side tax but can influence list prices and seller flexibility.
- Property tax schedules. Different billing cycles drive prorations that can increase or reduce your day-of-closing cash.
- Escrow and recording practices. Fees are modest but vary by county and by how escrow fees are split.
How to verify your exact numbers
Create a quick checklist early in your home search and refresh it when you write an offer.
- Ask the local title or escrow company:
- Who customarily pays the owner’s title policy in this neighborhood?
- How are escrow or settlement fees typically split?
- What are the current county recording fees for the deed and mortgage?
- Confirm government charges:
- For Washington properties, verify current REET rules with the state and Clark County.
- For Oregon properties, check the recorder for the specific county in Portland metro for any local transfer charges and recording fees.
- Coordinate with your lender:
- Request a Loan Estimate with itemized fees within three business days of application.
- Before closing, review your Closing Disclosure and compare it to the title or escrow company’s settlement estimate.
- Clarify property tax timing:
- Ask the county treasurer or assessor about billing cycles and whether taxes are paid in arrears or on a set schedule.
Smart negotiation tips across the border
- Address title and escrow splits in your offer. Decide early whether you will ask the seller to cover the owner’s title policy or share escrow fees.
- Factor in Washington’s REET on pricing discussions. Even if sellers pay it, the tax can shape list price strategy and their willingness to offer credits.
- Compare net cash scenarios. Price the home, add estimated closing costs, and include expected credits so you can compare Oregon and Washington apples to apples.
- Mind the timeline. Cross-border deals sometimes involve different title or escrow companies. Align closing dates, wiring instructions, and signing appointments to avoid delays.
- Check insurance early. Premiums and coverage options vary by location. Get quotes as soon as you are under contract.
How we support Clark County and Portland buyers
You deserve a clear, side-by-side view of your closing costs before you commit. Our team brings local experience across Portland metro and Southwest Washington, along with a systems-driven approach that keeps your transaction organized and predictable. We coordinate with your lender and the title or escrow company to secure itemized estimates, confirm who pays what by local custom, and structure offers that reduce your out-of-pocket where possible.
If you are weighing Clark County against Portland metro, we will help you model both paths so you can choose the option that fits your budget and timeline.
Ready to compare your numbers with confidence? Reach out to Green Buck Real Estate to get started.
FAQs
What are typical buyer closing costs in Clark County and Portland metro?
- Most buyers see totals around 2% to 5% of the purchase price, excluding the down payment. Your number depends on your loan, inspections, title and escrow splits, and tax prorations.
Does Washington’s REET make Clark County purchases more expensive for buyers?
- REET is generally a seller-side tax in Washington, but it can influence pricing and negotiations. While buyers do not typically pay it directly, it may affect seller credits and list prices.
Who usually pays for owner’s title insurance in Clark County versus Portland?
- It varies by local custom and negotiation. In some areas sellers pay the owner’s policy, in others buyers do, and sometimes it is split. Confirm the typical practice with the local title or escrow company.
Which closing costs are negotiable when buying in Oregon or Washington?
- Common negotiables include points, some lender fees, who pays the owner’s title policy, and how escrow fees are split. Seller credits can also offset buyer costs.
How do property tax prorations change my cash due at closing?
- Counties follow different billing calendars. Depending on your closing date and whether taxes are paid in arrears or on a set schedule, you may owe more or receive a credit at settlement.
Where can I get an itemized estimate before I make an offer?
- Ask your lender for a Loan Estimate and request a settlement estimate from the local title or escrow company. Compare both to understand your total cash to close.
Will my lender requirements change if I buy across the state line?
- Core underwriting stays similar, but you may see state-specific disclosures, different tax escrow requirements, and timing differences tied to local closing practices. Confirm details with your lender early.
