Not sure what you will actually pay at the closing table in Post Falls? You are not alone. Closing costs can feel like a moving target, especially with lender fees, title charges, and tax prorations in the mix. In this guide, you will learn typical buyer and seller costs in Kootenai County, what is negotiable, and exactly where to verify your numbers before you sign. Let’s dive in.
How closing works in Post Falls
In Kootenai County, local title and escrow companies coordinate most closings. They collect funds, prepare final numbers, and record documents with the county. Most financed purchases here close in about 30 to 45 days, depending on lender timelines, appraisal and inspections, and any contingencies.
Closing costs vary by property, loan type, and the title company you choose. County recording fees, tax prorations, and any local charges can change, so always verify current details with the county and your providers. Idaho does not have a state-level documentary transfer tax in the same way some states do, but you should confirm any county-level fees. For recording fees, check the Kootenai County Recorder. For tax billing and proration timing, check the Kootenai County Treasurer.
- Review county recording details on the Kootenai County Recorder page.
- See current tax schedules and billing with the Kootenai County Treasurer.
Buyer closing costs: what to expect
Buyers typically spend about 2% to 5% of the purchase price on closing costs, not including the down payment. Your total will include lender fees, third-party services, title and escrow charges, recording, plus prepaids and escrow deposits.
Loan costs
- Origination, underwriting, and processing fees, often 0.5% to 1.5% of the loan amount, depending on the lender.
- Discount points if you choose to buy down your rate. One point equals 1% of the loan amount.
- Smaller items like credit report, flood certification, and document prep, usually $25 to $250 each.
- Appraisal, commonly $400 to $800 based on property size and complexity.
Many lender fees are shoppable. Compare Loan Estimates from more than one lender. Learn the basics of closing costs from the CFPB’s closing cost guide.
Inspections and reports
- Home inspection, typically $300 to $700.
- Radon, sewer scope, pest, septic, or well inspections if applicable, often $100 to $600 each.
- Survey if required, roughly $300 to $1,200.
These are often paid before closing and are influenced by property type and your due diligence choices.
Title and escrow fees
- Lender’s title policy is required when you finance. An owner’s title policy is customary in many western markets for the seller to provide, but in Kootenai County it is negotiable.
- Escrow or closing fee for handling funds and documents.
- Title search and related work to clear title exceptions.
Title and escrow fees vary by company and purchase price. You can shop among local title companies for quotes. For background on title insurance, visit the ALTA homebuyer resource.
Recording and local charges
- County recording fees for the deed and your mortgage documents. These are fixed by the county and change from time to time.
- Idaho does not impose a state-level documentary transfer tax in the same way some states do. Confirm any county-level assessments with Kootenai County.
Prepaids and escrow deposits
- Prepaid property taxes based on closing date and the county’s tax calendar.
- Homeowners insurance, often the first year paid in full at closing for financed loans.
- Prepaid mortgage interest from closing to your first payment date.
- Initial escrow deposits, often 1 to 2 months of taxes and insurance as a cushion.
HOA-related items
If the property is in an HOA, expect prorated dues and a possible transfer or estoppel fee. Who pays can be negotiated in your purchase agreement.
Buyer examples for Post Falls
These are simple illustrations to help you plan. Always rely on a lender’s Loan Estimate and your final Closing Disclosure for exact numbers.
$300,000 purchase, buyer financing:
- Closing costs at about 2.5%: roughly $7,500
- Prepaids and escrow deposits: about $2,000 to $6,000
- Inspections and appraisal: about $1,000 to $2,000, often paid before closing
$500,000 purchase, buyer financing:
- Closing costs at about 2.5%: roughly $12,500
- Prepaids and escrow deposits: about $2,500 to $7,000
- Inspections and appraisal: about $1,000 to $2,000, often paid before closing
Illustrative only. Get written quotes from your lender and title company.
Seller closing costs: what to expect
Seller costs often total 6% to 10% of the sale price once you include real estate commission, title and escrow, recording, prorations, and any concessions or repairs. Commission is usually the largest line item and is negotiated with your listing agent.
Commission
Total commissions in many U.S. markets, including Idaho, have commonly fallen in the 5% to 6% range, split between the listing and buyer agents. This is negotiated between you and your agent and can vary by property and market conditions. See market context in the National Association of Realtors research pages.
Title and escrow
- Owner’s title policy is often provided by the seller in many western markets, but this is negotiable in Kootenai County.
- Escrow or closing fee, which may be split or assigned in the contract.
- Payoffs for any liens, HOA dues, and required clearances.
Recording and local charges
- County recording fees for deed-related documents and lien releases, set by the county.
- Confirm any local transfer-related assessments with Kootenai County.
Prorations and concessions
- Property taxes and HOA dues are prorated to the closing date.
- Any agreed credits to the buyer, such as closing cost help or repair credits, reduce your net proceeds.
Mortgage payoff and repairs
- Your mortgage payoff is calculated to the closing date, including any lender or recording charges to release the lien.
- Repairs negotiated after inspections may be paid prior to closing or credited at closing.
Seller examples for Post Falls
$300,000 sale:
- Commission at 5.5%: about $16,500
- Title, escrow, recording, prorations, and smaller items: about $2,000 to $6,000
- Total seller costs often exceed 6% once all items are included
$500,000 sale:
- Commission at 5.5%: about $27,500
- Title, escrow, recording, prorations, and smaller items: about $2,500 to $7,500
- Total seller costs vary based on concessions and negotiated services
Illustrative only. Ask your title company and agent for a seller net sheet tied to your contract terms.
What is negotiable in Kootenai County
- Real estate commission. You and your listing agent set the commission and services.
- Seller concessions. You can offer buyer credits for closing costs or rate buydowns, subject to loan program limits and appraisal support.
- Title and escrow provider. You can shop title and escrow fees and compare service.
- Lender fees. Buyers can compare origination, points, and some third-party costs across lenders.
Items that are generally not negotiable include county recording fees and other statutory charges. For timing and accuracy, lenders must give buyers a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing. Learn more about the Closing Disclosure.
Quick checklists
Buyer checklist
- Get Loan Estimates from two to three lenders and compare rate, fees, and cash to close.
- Ask who pays for the owner’s title policy in your offer, then request quotes from local title companies.
- Budget for inspections, appraisal, and prepaids like taxes and insurance.
- Review your Closing Disclosure at least three business days before closing.
Seller checklist
- Request payoff statements from your mortgage servicer and any lienholders.
- Ask your agent and title company for an estimated seller net sheet.
- Confirm who pays owner’s title policy, escrow fees, and HOA transfer fees in your contract.
- Gather HOA resale documents, and be ready to address inspection items quickly.
Where to verify your numbers
- Closing cost definitions and examples: CFPB’s closing cost overview
- County recording fees: Kootenai County Recorder
- Property tax calendar and billing: Kootenai County Treasurer
- Title insurance background: American Land Title Association
- Commission and consumer trends: NAR research highlights
If you want a clear estimate tailored to your Post Falls purchase or sale, we are here to help. Start a conversation with the owner-operators at Chelsea Carpenter Hosea | Citrine Properties. We will walk you through closing costs, coordinate with your lender and title team, and help you plan your timeline with confidence.
FAQs
How much should a Post Falls buyer budget for closing costs?
- Plan for roughly 2% to 5% of the purchase price for lender and third-party fees, plus prepaids and escrow deposits, and confirm with a lender’s Loan Estimate.
Who usually pays the owner’s title policy in Kootenai County?
- Local custom varies and it is negotiable, so confirm in your purchase contract and ask a local title company for a written quote.
Can a seller in Post Falls pay a buyer’s closing costs?
- Yes, seller concessions are common, but loan program rules may limit the amount and the appraisal must support the price.
How predictable are recording fees and tax proration in Kootenai County?
- Recording fees are set by the county, and property tax proration follows the county calendar, so check with the Recorder and Treasurer for current details.
How long does a financed home purchase take to close in Post Falls?
- Most financed transactions close in about 30 to 45 days, depending on lender timelines, appraisal, inspections, and contract contingencies.
