Closing Costs in West Virginia: What Buyers and Sellers Should Expect (and How to Plan Ahead)

When you’re buying or selling a home in North Central West Virginia, most people focus on the headline numbers: purchase price, down payment, and the mortgage rate. But there’s another chunk of money that can surprise people if it isn’t planned for early: closing costs.

Closing costs are the fees and prepaid items due at settlement to finalize the real estate transaction. Some costs are tied to the buyer’s loan, some are tied to the property and title, and some are negotiable depending on the contract.

Below is a clear, local-friendly breakdown of what closing costs typically include in West Virginia, who usually pays what, and how you can reduce surprises.

What are closing costs, exactly?

Closing costs are the “supporting” costs of transferring ownership and setting up the loan. They can include:

• Lender fees (loan origination, underwriting, etc.)

• Appraisal and credit report fees

• Title search, title insurance, and settlement/closing fees

• Prepaid items like homeowner’s insurance and property taxes

• Recording fees and transfer taxes (where applicable)

• Inspections (often paid before closing, but still part of the full transaction cost)

Important: closing costs aren’t a single fixed amount. They vary based on the home price, loan type, lender, insurance, taxes, and your contract terms.

Typical buyer closing costs (what buyers often pay)

Buyers usually have the larger “list” of closing costs because many are tied to financing.

1) Lender and loan-related fees

These vary by lender and loan program, but commonly include:

• Loan origination or underwriting fees

• Processing/admin fees

• Credit report fee

• Flood certification (if required)

Tip: Ask your lender early for a Loan Estimate and focus on the sections labeled “Loan Costs” and “Other Costs.” That’s where the big categories live.

2) Appraisal fee

If you’re using a mortgage, the lender orders an appraisal to confirm the home’s value. This is commonly paid upfront during the loan process, but it’s part of the overall closing-cost picture.

3) Title services and title insurance

Title work helps ensure there are no ownership issues, liens, or legal problems tied to the property. Common title-related items include:

• Title search

• Title insurance (lender’s policy and sometimes owner’s policy)

• Settlement/closing fee (often charged by the closing attorney or title company)

Title is one of those categories that’s easy to overlook until you see the numbers on the final settlement statement.

4) Prepaids and escrow setup

These are not “junk fees.” They’re your first chunks of housing expenses collected at closing:

• Homeowner’s insurance premium (often the first year, depending on lender requirements)

• Escrow deposits (insurance + taxes) if your loan uses escrow

• Prepaid interest (covers interest from closing day to the end of that month)

This category is a big reason two buyers can purchase similarly priced homes but have different cash-to-close totals.

5) Recording fees (and related items)

The county records the new deed and mortgage. This may include recording charges and local administrative costs.

Typical seller closing costs (what sellers often pay)

Sellers often focus on commission and moving expenses, but there are closing items that can reduce the “net” number on closing day.

1) Real estate commission

This is usually the largest seller cost and is spelled out in the listing agreement.

2) Seller concessions (if negotiated)

In some transactions, the seller contributes toward the buyer’s closing costs to help make the deal work. This is more common when:

• A buyer is using a loan with tighter cash requirements

• A home needs updates and the buyer’s budget is stretched

• The market is slower and concessions help attract strong offers

Concessions aren’t “bad.” They’re a negotiation tool. Sometimes a small concession keeps the deal together while preserving your timeline and certainty.

3) Title-related seller items

Depending on the contract and local practices, sellers often pay for:

• Deed preparation fees

• Any required payoff-related processing

• Clearing title issues (if something pops up)

4) Mortgage payoff, prorations, and fees

If you have a mortgage, the payoff amount will be collected at closing. You may also see:

• Payoff statement fees (sometimes)

• Prorations for property taxes (depending on the timing and local rules)

• HOA docs/fees (if applicable)

Who pays what in West Virginia?

There are common patterns, but the truth is:

Who pays what is largely determined by the purchase contract and negotiation.

Two deals on the same street can look different at settlement because:

• the buyer’s loan type is different

• inspection negotiations changed the final terms

• the seller agreed to pay a portion of closing costs

• title or appraisal conditions changed the structure of the deal

That’s why it helps to work with an agent who can estimate these numbers early and help you structure an offer (or listing strategy) that aligns with your goals.

How to estimate closing costs early (without guessing)

If you want a solid plan before you’re under contract:

For buyers:

1. Ask your lender for a conservative estimate based on your price range and loan type

2. Plan for a buffer (especially if you’re escrowing taxes and insurance)

3. Decide in advance if you’re open to requesting seller-paid closing costs

For sellers:

1. Request a net sheet before listing

2. Consider whether you’d rather:

   • price slightly higher and offer a concession, or

   • price more aggressively and aim for a cleaner deal

3. Fix obvious issues early (they often show up as repair requests or credits later)

Ways buyers can lower cash to close

Not every tactic fits every buyer, but these are common options:

• Shop lenders: fees vary more than most people expect

• Request seller concessions: if appropriate for the market and the home

• Ask about lender credits: sometimes a slightly higher rate can reduce upfront costs

• Choose timing wisely: closing late in the month can reduce prepaid interest (ask your lender how this impacts your numbers)

Ways sellers can protect their bottom line

• Price with strategy: the right pricing reduces the need for concessions later

• Prepare upfront: handle small repairs and presentation before listing

• Reduce inspection friction: a clean, well-presented home tends to negotiate better

• Know your net: if you know your target number, you can negotiate with confidence

Final thought: clarity beats surprises

Whether you’re buying or selling in Bridgeport, Clarksburg, Fairmont, Morgantown, or anywhere in North Central WV, closing costs are manageable when you see them early and plan for them.

If you’d like, Preferred Properties can provide:

• a buyer-friendly estimate range based on your price target and financing

• a seller net sheet before you list

• a simple plan to reduce surprises and keep the deal moving

Ready for a quick estimate? Contact Preferred Properties and we’ll help you map out the numbers before you commit to anything.

FAQs

How much are closing costs in West Virginia?
It depends on loan type, price point, and prepaids like insurance and taxes. Your lender’s Loan Estimate will break it down.

Do sellers pay buyer closing costs?
Sometimes. Seller concessions are negotiable and depend on the market and the terms of the offer.

What’s the difference between closing costs and prepaids?
Closing costs are fees for services (loan, title, recording). Prepaids are deposits for upcoming expenses (insurance, taxes, interest).