Buying in Central Ohio—whether it’s a Dublin cul-de-sac, a Powell golf community, a Westerville classic, or a new build in Evans Farm—means more than the down payment. Closing costs can swing your monthly cash game if you don’t model them upfront. Here’s the no-fluff version I walk my clients through.

1) The big buckets (know what you’re paying for)

Expect lender fees (origination/underwriting), title + escrow, appraisal + credit report, recording + transfer items, owner’s and lender’s title insurance, and prepaids (taxes, homeowners insurance, daily interest). I itemize these for every address you’re serious about so there are zero “what’s that?” surprises at the table.

2) Who typically pays what in 2026

Buyers: most loan-related fees, appraisal, owner’s insurance, and prepaids.

Sellers: title work on their side, transfer/recording items tied to the sale, plus any agreed credits or repairs. Commission structures and concessions are negotiated—there’s no one-size-fits-all. My job is to structure terms that fit the market and your leverage.

3) How much to budget (realistic ranges)

For buyers, a common range is roughly 2–3% of the purchase price in Central Ohio, depending on loan type, rate/point strategy, and taxes/insurance timing. I’ll show you a side-by-side comparing “lowest cash to close” vs “lowest monthly payment” so you can choose your trade-off without guesswork.

4) Tactics to lower closing costs (without stepping on rakes)

We can negotiate seller credits (especially on longer-DOM listings), use lender credits strategically, shop title fees, time the close date to optimize tax and per-diem interest, and weigh discount points only if the break-even beats your likely hold period. I’ll run the math, not the myths.

5) New construction vs. resale (Evans Farm and beyond)

Builders often offer closing-cost credits or preferred-lender incentives—but read the fine print. On new builds, year-one tax escrows may be based on land only; once the full assessment hits, your escrow can jump. I model that “post-assessment” payment so you’re budgeting like a pro from day one.

Bottom line: closing costs are predictable when you engineer them early—and that’s exactly what I do before you write the offer.

Ready to see a line-item estimate for your Columbus, Powell, Dublin, Westerville, or Evans Farm target homes? I’ll build it in five minutes flat and we’ll decide the smartest way to structure your deal.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]