You budgeted for the down payment, but what about everything else due on closing day? If you are buying or selling in Gretna, the additional line items can surprise you if you have not seen a full breakdown. You want clarity before you write an offer or accept one, so you can plan cash and timing with confidence.
In this guide, you will learn what closing costs typically include in Gretna and Sarpy County, how much buyers and sellers usually pay, which items are negotiable, and how to build a simple, local budget. You will also get a sample worksheet and a quick example you can adapt to your own price point. Let’s dive in.
What closing costs include
Closing costs are the fees and prepaid items charged to complete a home sale. They are separate from your down payment and from your monthly mortgage, taxes, and insurance after closing. Common categories include lender fees, appraisal, inspections, title and settlement, recording charges, and prepaids like property taxes and homeowner’s insurance.
- Buyers should plan for roughly 2% to 5% of the purchase price in closing costs, depending on the loan type and the mix of fees and prepaids.
- Sellers often pay real estate commission plus seller-side closing items and any negotiated concessions. Total seller transaction costs commonly land around 6% to 10%+ of the sale price when commissions are included. Commission rates and who pays which fees are negotiable.
Your exact total will vary with your loan program, down payment, local taxes, inspections, title insurance practices, HOA fees, and your closing date.
Buyer closing costs in Gretna
Here is what you are most likely to see as a buyer in Gretna and greater Sarpy County.
Loan and lender fees
Lenders may charge an origination or processing fee that is often 0.5% to 1.0% of the loan amount, or a flat fee in the $500 to $2,000 range. Some buyers also choose to pay discount points to lower the interest rate. Expect smaller items like credit report, underwriting, and application fees, usually $30 to $600 combined. Omaha‑area lenders serving Gretna are competitive, so comparing fee structures can help.
Appraisal
If you finance the purchase, your lender will require an appraisal to confirm value. A standard single‑family appraisal in the Omaha metro often runs $400 to $800, with higher prices for complex properties. Appraisal scheduling and turnaround can influence your closing timeline.
Home inspections and specialty inspections
A general home inspection typically costs $300 to $600, depending on the size and age of the home. In Nebraska, radon and termite inspections are commonly used, along with options like sewer scope or HVAC evaluations. Specialty inspection fees range $75 to $500 per service. These help you evaluate condition and negotiate repairs or credits.
Title insurance and settlement
You will see charges for title search, title insurance policies, and the closing or settlement fee. An owner’s title insurance policy protects your ownership interest. A lender’s policy protects the lender. Title premiums vary by company and state. A common ballpark for an owner’s policy is 0.5% to 1.0% of the purchase price, and the closing or settlement fee is often $200 to $600. Local title companies in the Omaha–Sarpy market can provide exact premium tables.
Recording and document fees
Sarpy County will collect fees to record your deed and mortgage. A single‑county recording total is often $30 to $150, depending on the number of pages and documents. Nebraska does not have a statewide real estate transfer tax. Local transfer charges are uncommon, but confirm any county or municipal fees with your title company.
Prepaids and escrow deposits
You will prepay a portion of property taxes, homeowner’s insurance, and daily interest from your closing date until your first mortgage payment. If your loan has an escrow account, the lender will also collect initial reserves, commonly 2 to 3 months of combined taxes and insurance. These reserves can be one of the larger cash items beyond your down payment.
Mortgage insurance
If you put less than 20% down on a conventional loan, you will likely have private mortgage insurance. PMI can be monthly and sometimes includes an upfront amount. FHA loans require an upfront mortgage insurance premium plus monthly MIP. Your lender’s Loan Estimate will show these precisely.
HOA or condominium fees
If the property is in an HOA, you may see transfer or resale package fees, sometimes called estoppel fees, often $100 to $500, plus a proration of dues between buyer and seller based on the closing date.
Miscellaneous items
Depending on the home and your lender, you might see a survey or lot drawing for $300 to $900. Other small fees include courier, wire, or overnight charges, usually $20 to $100. Budget separately for moving, utility setup, and immediate repairs or maintenance.
Seller closing costs in Gretna
Sellers in Gretna commonly pay the listing commission and their share of closing items, then settle any negotiated credits. Here is the typical lineup.
Usual seller obligations
- Real estate commission is often 5% to 6% of the sale price and is split between the listing and buyer broker. Commission is fully negotiable.
- Payoff of your mortgage and any lien or payoff charges, including any prepayment penalty that may apply.
- Prorated property taxes and HOA dues through the day of closing.
- Deed preparation or recording charges, which may be split by agreement.
- Any agreed seller concessions, such as closing cost credits, or repair credits.
- Title insurance practices vary by market. In many Midwestern transactions, the seller often pays for the owner’s title policy, but in some markets the buyer does. In Gretna and Sarpy County, this is a local custom and negotiable. Confirm with your title company and make it part of your offer strategy.
Negotiable items sellers may cover
- Closing cost credits to the buyer.
- Repair credits in lieu of completing repairs before closing.
- Buyer title or loan fees in competitive offer situations.
- Seller‑paid points to reduce the buyer’s interest rate, which are less common but possible.
- The owner’s title policy, depending on local custom and negotiation.
Local factors in Sarpy County
A smooth Gretna closing depends on a few local details:
- Recording and document fees are set by the Sarpy County Register of Deeds. Your title company will use the current fee schedule to estimate exact amounts.
- Property taxes are calculated and billed by Sarpy County. Use the latest tax bill or assessor data to estimate prorations. Timing matters. What has already been paid, whether taxes are delinquent, and the billing schedule all affect your line items.
- Nebraska does not generally impose a statewide transfer tax. Confirm with your title team if your transaction involves any small local charges.
- Most closings in the Omaha metro, including Gretna, take place with title and escrow companies. Attorney involvement can vary. Your agent and title team will guide you on the standard process.
Sample buyer budget: Gretna example
Here is a simple illustration to make the percentages concrete. This is a sample scenario, not a quote. Your numbers will differ. Always rely on your lender’s Loan Estimate and your title company’s fee quote for firm figures.
Assumptions: purchase price $450,000, 20% down payment of $90,000, loan amount $360,000.
- Lender fees and points at 0.5% of loan: $1,800
- Appraisal: $500
- Home inspection and radon: $450
- Title, closing fee, and owner’s title policy at about 0.6% of price: $2,700
- Recording and miscellaneous: $150
- Prepaid taxes and insurance escrow deposits, about 2 months each: $2,400
- Prepaid interest to first payment: $400
- Survey or HOA‑related fees: $250
Estimated buyer closing costs, excluding the down payment, total about $8,650, which is roughly 1.9% of the purchase price in this low to mid example. If you have mortgage insurance, higher lender charges, larger prepaids, or additional inspections, your total may move closer to 3% to 4%.
Quick rules of thumb:
- Conventional loan with 20% down and a straightforward file often lands near 2%.
- Loans with PMI, additional lender fees, and larger escrows often total 3% to 5%.
- Specialty programs like VA, USDA, or FHA change the mix. VA and USDA can allow seller‑paid costs, and FHA includes upfront MIP. Check the specific program with your lender.
Cash to close vs your monthly payment
Your “cash to close” is the total you must bring to closing. It includes your down payment plus all buyer closing costs and prepaids, minus any credits or earnest money already paid. This is separate from your monthly payment, which is your principal and interest plus taxes, insurance, and any mortgage insurance.
One item that trips up buyers is the initial escrow deposit. Because lenders often collect 2 to 3 months of taxes and insurance at closing, that reserve can increase your cash need even when your monthly payment later feels manageable. Your closing date also matters. Closing early in the month can increase prepaid interest, while closing later can reduce it.
Smart planning steps
- Ask at least two lenders for a Loan Estimate so you can compare interest rate, fees, and projected cash to close.
- Request a preliminary title and settlement quote from a Gretna or Sarpy County title company. Ask them to include recording fees.
- Schedule inspections early so you have time to negotiate repairs or credits.
- Choose your closing date thoughtfully to manage prepaid interest and prorations.
- Budget for moving, utility transfers, and immediate maintenance separate from closing costs.
Buyer worksheet: copy and customize
Use this list to build your personal budget. Your lender and title company can fill in most of the blanks.
- Purchase price
- Earnest money deposit and who holds it
- Down payment amount and percent
- Loan amount and loan program
- Estimated lender fees, including origination and any points
- Appraisal fee
- Inspection fees, including radon, termite, sewer scope, or specialty
- Title insurance estimates, owner’s and lender’s policies
- Closing or settlement fee
- Recording fees
- Prepaid interest estimate based on closing date
- Initial escrow deposit for taxes and insurance
- HOA or condo transfer and estoppel fees
- Survey or lot drawing if required
- Total estimated cash to close
Seller worksheet: net proceeds snapshot
Use this list to estimate your bottom line. Your title company will prepare a net sheet when you are under contract.
- Expected sale price
- Mortgage payoff and any demand or lien release charges
- Real estate commissions for listing and buyer brokers
- Seller concessions or closing cost credits to buyer
- Repair credits or contracted repairs
- Prorated property taxes and HOA dues
- Title or closing fees paid by seller, if any
- Estimated net proceeds
When you have draft numbers, review them with your agent and title closer. Clarify who pays which title policy in your market, confirm recording fees with the Sarpy County schedule, and make sure your Loan Estimate and final Closing Disclosure match your expectations.
Ready to put real numbers to your Gretna plan or compare loan and title quotes side by side? Reach out for a tailored worksheet, local estimates, and a smooth path to closing.
Schedule a showing or get a free home valuation with Unknown Company.
FAQs
Who typically pays which closing costs in Gretna?
- Many fees are negotiable. Buyers usually pay lender, appraisal, inspections, and prepaids, while sellers cover commission, prorated taxes, and sometimes the owner’s title policy based on local custom.
Can a Gretna seller pay my closing costs as a buyer?
- Yes. Sellers can offer concessions that credit your closing costs, subject to lender and loan program limits and the terms negotiated in your purchase agreement.
Are there transfer taxes on Gretna home sales in Nebraska?
- Nebraska does not generally impose a statewide real estate transfer tax, and local transfer taxes are uncommon. Confirm any county or municipal charges with your title company.
How do escrow deposits affect my cash to close as a buyer?
- Lenders often collect 2 to 3 months of taxes and insurance at closing to fund your escrow account, which increases the cash you need beyond your down payment and other fees.
Can I estimate Gretna closing costs before applying for a mortgage?
- Yes. Lenders provide a Loan Estimate shortly after application, and title companies can give a fee and recording quote. Use both to build a realistic local budget.
How long does a typical Gretna closing take for a financed purchase?
- Most financed transactions close in about 30 to 45 days, depending on appraisal scheduling and lender underwriting timelines in the Omaha metro.
