Buying in Brunswick and trying to pin down how much cash you’ll need beyond your down payment? You’re not alone. Closing costs can feel like a moving target, especially with Maine‑specific items like well and septic tests or oil‑tank checks. In this guide, you’ll see what buyers in 04011 typically pay, which local factors can change your total, and two example budgets you can use to plan. Let’s dive in.
What buyers pay at closing in Brunswick
Most buyers in Brunswick pay roughly 2% to 5% of the purchase price in closing costs. This estimate does not include your down payment. Your total can shift based on your loan program, the property type, and timing. Prepaids like insurance, property taxes, and daily interest are collected at closing and can push the cash you need higher.
For an accurate number, ask your lender for a Loan Estimate early and a Closing Disclosure before you sign. The Consumer Financial Protection Bureau explains how to read the Loan Estimate and the Closing Disclosure.
Lender and loan fees
These are charges from your mortgage lender:
- Origination or application fee
- Underwriting and processing fees
- Credit report (usually under $100)
- Discount points if you choose to buy down your rate (optional)
- Rate‑lock fee if your lender charges one
- Program‑specific items for FHA, VA, or USDA loans. These can include an FHA upfront mortgage insurance premium, a VA funding fee, or a USDA guarantee fee. These fees vary by program and may be financed or paid at closing. Confirm details with your lender and the applicable program guidelines.
Third‑party reports and inspections
- Appraisal: typically about $350 to $800, higher for complex properties
- Standard home inspection: about $300 to $700 depending on size and age
- Specialty inspections as needed: septic inspection, well water test, radon test, lead‑paint assessment for older homes, chimney or woodstove checks, structural or pest evaluations. These can range from around $100 to $700 each.
- Survey or location certificate if required: about $300 to $1,500 depending on scope and whether a recent survey exists
Title, settlement, and recording
- Title search and title insurance. Lenders require a lender’s title policy. An owner’s title policy is optional in some transactions and local custom can determine who pays for it.
- Settlement or closing fee to the title company or closing attorney
- Recording fees for the deed and mortgage paid to the Cumberland County Registry of Deeds. Fee schedules can change, so check current practices with the Registry.
Prepaids, escrows, and prorations
- Homeowner’s insurance premium collected in advance (often several months or the first year)
- Property tax proration from your closing date forward, plus an initial escrow deposit if your lender requires it
- Prepaid mortgage interest from your closing date to month‑end
Other possible costs
- Condo and HOA items: first month’s dues, move‑in fees, estoppel letters, or association transfer fees
- Real estate attorney fees if you choose to use an attorney
- Negotiated seller concessions that may offset your costs, subject to loan program limits
Local Brunswick factors that affect your total
Understanding local conditions helps you budget wisely.
Recording and deed details
Your deed and mortgage get recorded at the Cumberland County Registry of Deeds. Recording fees are usually modest, but amounts can change. Ask your title company or the Registry for current figures.
Property taxes and prorations
At closing, taxes are prorated between buyer and seller. The Town of Brunswick Assessor and Tax Collector publish the mill rate and billing schedule. This helps you estimate your first‑year tax liability and escrow buildup.
Flood risk and insurance
Parts of Brunswick are near tidal rivers and coastal inlets. If the home is in a FEMA Special Flood Hazard Area and you use a federally backed mortgage, your lender will likely require flood insurance. You can check a property’s flood zone on the FEMA Flood Map Service Center and then confirm insurance requirements with your lender.
Heating systems and oil tanks
Oil‑heated homes are common in Maine. Some properties have active or abandoned fuel tanks. Lenders and insurers may ask for tank documentation or inspection, and older or unregistered tanks can trigger remediation or removal before closing. Budget for inspection and potential follow‑up if the home has an oil system or visible tank.
Septic and well systems
Homes not on municipal water or sewer often require a septic inspection and well water testing. A failing septic can be a major repair. It is wise to schedule these tests early so any issues can be negotiated before closing.
Condo‑specific considerations
Condo purchases can add cost and complexity. Plan for:
- Estoppel letters and association transfer fees
- Immediate HOA dues and possible special assessments
- Lender review of the association’s budget, reserves, and rental policies
If a condo has low reserves or heavy short‑term rentals, financing can be tougher. Get the condo documents early and share them with your lender.
Local customs on who pays what
In this region, some items are custom‑driven. Owner’s title insurance, recording splits, and other fees can vary by transaction. Confirm who pays which items with your agent and title company when you draft the offer.
How much to budget: common ranges
Here are typical single‑item ranges to help you plan. Your numbers will vary by lender, property, and timing.
- Earnest money deposit: often 1% to 3% of the purchase price (credited at closing)
- Appraisal: $350 to $800
- Home inspection: $300 to $700
- Septic inspection (if applicable): $200 to $600
- Well water test: $50 to $300
- Title search and lender’s title insurance: $400 to $2,000 (price scales with purchase price)
- Owner’s title insurance: often an additional $500 to $2,500 (who pays can vary)
- Recording fees: typically $50 to $300
- Settlement or closing fee: $300 to $900
- Prepaid homeowner’s insurance: about $600 to $2,000
- Escrow deposit for taxes and insurance: usually several months’ worth
- Prepaid interest: depends on your closing date and loan amount
- Condo estoppel or transfer fees: $100 to $500 or more
Example closing budgets for Brunswick
These scenarios are illustrative to help you plan. They are not a quote or guarantee. Ask your lender for a Loan Estimate and your title company for a fee sheet based on your contract.
Example 1: Modest single‑family home
- Purchase price: $350,000
- Estimated closing costs (excluding down payment):
- Lender fees, appraisal, credit, underwriting: $1,500 to $3,500
- Title search, lender title policy, recording and settlement: $1,000 to $2,500
- Inspections (home and septic/well if needed): $600 to $1,200
- Prepaids and escrow deposits: $1,500 to $3,500
- Total illustrative buyer cash to close beyond down payment: about 1.3% to 3.1% of the purchase price, or roughly $4,600 to $10,700
Example 2: Condo purchase
- Purchase price: $400,000
- Estimated closing costs:
- Lender fees, appraisal, credit: $1,500 to $3,500
- Title and settlement, recording: $1,000 to $2,500
- Condo items (estoppel, transfer, first dues): $300 to $1,000 or more
- Prepaids and escrow deposit: $1,600 to $3,800
- Total illustrative buyer cash to close beyond down payment: about 1.1% to 2.7% of the purchase price, or roughly $4,400 to $10,800
Get an accurate estimate early
The best way to avoid last‑minute surprises is to lock down numbers as soon as your offer is accepted.
- Request a written Loan Estimate from your lender. If you are new to these forms, the CFPB’s guide to the Loan Estimate is helpful.
- Ask your title company or closing attorney for a detailed settlement estimate once you have a signed purchase and sale.
- If you are exploring down payment or closing cost help, review programs at MaineHousing and then confirm eligibility with your lender.
- Review your Closing Disclosure at least three days before closing so you have time to ask questions.
What your lender and title company need to quote precisely
Bring these details when you ask for estimates:
- Purchase price and down payment percentage
- Loan program (conventional, FHA, VA, or USDA)
- Property type (single‑family or condo) and whether there is an HOA
- Proposed closing date
- Whether you are asking for seller concessions
- Whether the home has municipal water/sewer or private well/septic
Timeline and how to avoid surprises
Most financed purchases in this area close in about 30 to 45 days from a signed contract. Your timing depends on the appraisal schedule, inspection negotiations, underwriting, and the seller’s move‑out plans.
A quick checklist to keep costs and timing on track:
- Confirm your earnest money deposit amount and due date up front.
- Schedule the home inspection as soon as you are under contract, and add septic, well, radon, or chimney checks if needed.
- For condos, request association documents and budget right away so your lender can review.
- Ask your agent and title company who typically pays for owner’s title insurance and how recording fees are handled in your deal.
- Check flood maps early if the home is near water and get an insurance quote if needed.
- If the home uses oil heat, ask about the tank’s age, status, and any service records.
Ready to buy in Brunswick?
You deserve clear numbers and a smooth path to the closing table. If you want help budgeting, coordinating inspections, and navigating local customs in 04011, reach out. With neighborhood insight and concierge support for remote buyers, Paul Clark can line up trusted lenders, title partners, and inspectors so you know exactly what to expect. Start with a quick budget review and a custom closing cost estimate for your target price range.
Start your search and planning with Paul Clark.
FAQs
How are closing costs different from my down payment?
- Closing costs are separate from your down payment and typically run about 2% to 5% of the purchase price, plus prepaids for insurance, taxes, and interest. Ask your lender for a Loan Estimate to see your total cash to close.
Who pays owner’s title insurance and recording fees in Brunswick?
- Customs vary. In some deals the seller covers the owner’s policy, while recording fees are handled per local practice. Confirm who pays what with your agent and title company when drafting your offer.
Do condos cost more to close on than single‑family homes?
- Often yes. Condo purchases can include estoppel or transfer fees, first month’s dues, and stricter lender reviews of the association, which can add both cost and time.
Which inspections are most common in Cumberland County?
- Standard home inspection, plus septic and well testing where applicable. Fuel‑tank and heating system checks are common, and many buyers add radon testing. Costs vary by property and provider.
Can a seller help pay my closing costs?
- Possibly. Seller concessions are negotiable and allowed within loan program limits. Ask your lender what your program permits and discuss a strategy with your agent.
How long does a financed closing take in Brunswick?
- Many transactions close in about 30 to 45 days from a signed contract, depending on appraisal timing, inspection negotiations, underwriting, and seller schedules.
