Closing Costs for Nassau County Homebuyers

What will it really cost to close on a home in Nassau County? If you are buying in Fernandina Beach, Yulee, or nearby communities, the numbers can feel confusing. You want a clear, local guide so you can budget with confidence and avoid last-minute surprises. In this post, you will learn typical totals, Florida-specific taxes, Nassau County practices, and simple steps to keep your cash to close under control. Let’s dive in.

What closing costs cover

Closing costs are the one-time expenses you pay at the end of your purchase. They are separate from your down payment. You will see lender charges, title and recording fees, prepaid items like insurance and taxes, inspections, and sometimes optional items such as a home warranty.

Most buyers using a mortgage have higher closing costs than cash buyers because of loan fees and escrow deposits for taxes and insurance. Some costs are flat fees, while others scale with your loan amount or purchase price.

How much to budget in Nassau County

A helpful rule of thumb is to plan on about 2 to 5 percent of the purchase price for closing costs, not counting your down payment. The exact number depends on your loan type, lender, insurance needs, and the property.

For example, on a $300,000 home, you might see about $6,000 to $15,000 in buyer closing costs. Treat this as a ballpark. Your Loan Estimate from your lender will give a more precise early snapshot, and your Closing Disclosure will list the exact amount due.

What changes your total

• Financing vs cash. Mortgages add loan fees and escrow deposits. Cash deals often skip those.
• Insurance. Coastal homes can have higher homeowners and windstorm premiums. Flood insurance may be required by your lender if the property is in a Special Flood Hazard Area.
• Closing date. Prepaid interest is based on the day you close through the end of the month.
• Purchase price and loan amount. Items like title insurance and certain taxes are tied to price or loan size.

Florida and Nassau County fees to expect

State mortgage intangible tax

Florida charges an intangible tax on new mortgages recorded in the state. It is commonly calculated at 2 mills, which is 0.002 times the mortgage amount. Buyers taking out a mortgage should expect this line item when the mortgage is recorded.

Documentary stamp tax on deeds

Florida also levies documentary stamp tax on deeds and certain documents. In many Florida transactions, the seller customarily pays the doc stamps on the deed. This practice is negotiable and the contract controls who pays.

County recording fees

Nassau County collects recording fees to file your deed, mortgage, and related documents. These are fixed-dollar county fees that will appear on your closing statement. The contract often allocates mortgage recording charges to the buyer and the deed recording to the seller. Local practice can vary, so confirm with your agent and the title company.

Your buyer cost checklist

Use this step-by-step plan to estimate and control your cash to close:

1. Request a Loan Estimate from your lender right after application. This shows early estimates for loan fees and escrow needs.
2. Ask the title company for a preliminary estimate of title, settlement, and recording fees. Confirm whether the seller is covering the owner’s title policy or documentary stamps.
3. Budget for inspections and a survey. Schedule your general home inspection promptly and add any insurance-driven inspections, such as wind mitigation or a 4-point on older homes.
4. Check FEMA flood maps and obtain homeowners and flood insurance quotes early. For coastal homes, consider whether an elevation certificate is needed for rating.
5. Add a small contingency, often $1,000 to $3,000, for unexpected adjustments or association fees.
6. Review your Closing Disclosure at least three business days before closing. It lists your exact cash to close and payment method. Always verify wiring instructions with your title company using a known phone number.

Common buyer-paid items and ranges

Here are the categories you will likely see, with typical ranges. Your property, lender, and provider quotes will determine the final numbers.

Loan costs

• Origination or application fee. Often 0.5 to 1.5 percent of the loan amount or a flat fee.
• Discount points. Optional, each point equals 1 percent of the loan amount for a lower rate.
• Underwriting and processing. Often $300 to $1,000 combined.
• Credit report. About $25 to $50.
• Appraisal. Commonly $400 to $800, higher for complex or coastal properties.
• Flood certification. About $10 to $30.
• State intangible tax on the mortgage. Calculated based on the loan amount as described above.

Title and settlement

• Title search and settlement fee. Often $300 to $900 in Florida, based on company and complexity.
• Lender’s title insurance policy. Usually required by the lender. Premium follows Florida’s regulated rate schedule and is tied to loan amount.
• Owner’s title insurance policy. Optional but widely recommended, based on purchase price using Florida rates. Who pays is negotiable and varies by market.
• Recording fees. Charged by the county to record the deed, mortgage, and related documents.

Prepaids and escrow deposits

• Prepaid interest. From the funding date to month end.
• Homeowners insurance. Many lenders require the first year paid at closing. Coastal premiums may be higher.
• Flood insurance. Required if the property is in a Special Flood Hazard Area and your loan is with a federally regulated lender. Costs vary widely.
• Property taxes. Prorated from the closing date. Lenders often require two to six months in escrow reserves.
• HOA or condo dues. Prorated at closing if applicable. Association certificates may carry a fee.

Inspections and survey

• General home inspection. Often $300 to $600.
• WDO or termite inspection. Usually $50 to $150, often required on older homes.
• Wind mitigation inspection. Typically $75 to $250, used to qualify for insurance discounts.
• 4-point inspection. Typically $75 to $200 for older homes.
• Survey. Often $300 to over $1,000 depending on lot and location.

Optional items

• Home warranty. Typically $300 to $700 for the first year.
• HOA estoppel or transfer fees. Practices vary and amounts can differ by community.
• Attorney fee. Only if you choose attorney representation, since title companies or attorneys can close in Florida.

Insurance and flood planning on the coast

Many homes near the beach or along waterways in Nassau County, especially around Fernandina Beach, may sit in higher-risk flood zones. If a property is in a Special Flood Hazard Area and financed through a federally regulated lender, flood insurance is required. Premiums vary based on elevation, foundation type, prior claims, and whether you use the National Flood Insurance Program or the private market.

A wind mitigation inspection can lower homeowners premiums if the home has features like roof-to-wall connections or protected openings. Also review hurricane deductibles, which can be different from other deductibles and can affect your total cost of ownership.

Who typically pays what

Local customs help shape the closing statement, but your contract is what matters. In Nassau County and across much of Florida, the following are common, though negotiable:

• Buyer typically pays lender-related costs, including appraisal, credit report, loan origination, and the state intangible tax on the mortgage.
• Buyer typically covers inspections and the survey.
• Lender’s title insurance is commonly paid by the buyer.
• Owner’s title insurance is often paid by the seller in many Florida markets, but this varies by area and can be negotiated.
• Documentary stamp tax on the deed is frequently paid by the seller.
• Recording fees are often allocated by contract. The buyer commonly pays to record the mortgage, and the seller pays to record the deed.

Timeline for your exact numbers

You should receive a Loan Estimate within three business days after you apply for a mortgage. This is your early picture of estimated costs. At least three business days before closing, you will receive your Closing Disclosure. This document lists every charge, any seller credits, and your exact cash to close. For cash purchases or certain non-TRID situations, your title company will provide a settlement statement with the final debits and credits.

Always confirm wire instructions by speaking directly with the title company using a verified phone number. Wire fraud is real, and a quick call can protect your funds.

Ways to reduce your cash to close

• Ask for seller credits toward closing costs. These are common, subject to loan program limits.
• Compare lenders. Review several Loan Estimates and compare total estimated closing costs and APR.
• Consider your rate versus points. Paying points raises upfront costs, while taking a slightly higher rate can reduce your cash to close.
• Time your closing date. A month-end closing can reduce prepaid interest, though weigh that against scheduling needs.
• Confirm who pays for owner’s title insurance. In many Florida markets, it is a negotiable seller expense.
• Complete wind mitigation and required inspections early. Potential insurance discounts can improve your monthly costs and your escrow setup.

Example budget for a $350,000 home

Here is a simple illustration for planning purposes. Your numbers will vary based on your loan, property, and insurance quotes.

• Estimated buyer closing costs at 2.5 percent: about $8,750.
• Lender fees, appraisal, and credit report: about $2,000 to $4,000.
• Title, settlement, and lender title insurance: about $1,000 to $3,000.
• Prepaid taxes and insurance escrow: about $2,000 to $4,000.
• Inspections and survey: about $500 to $2,000.
• Contingency: about $250 to $1,000.

Use your Loan Estimate to refine these numbers, then rely on your Closing Disclosure to know exactly what to bring to the closing table.

Ready to plan your closing

With a clear plan, you can move forward confidently in Nassau County. Start by getting your Loan Estimate, price out your inspections, and line up insurance quotes early, especially if you are considering a coastal home. A knowledgeable local team can help you compare options, request seller credits, and keep your timeline on track.

If you would like local guidance from search to close, connect with the Kingsley Group of Jax. We will help you review your costs, coordinate your vendors, and step through every milestone with confidence.

FAQs

What are typical Nassau County buyer closing costs?

• Plan on about 2 to 5 percent of the purchase price, with your exact total set by loan type, insurance, and property specifics.

Who usually pays owner’s title insurance in Nassau County?

• It is negotiable and varies by market, and in many Florida areas the seller commonly pays, but your contract controls who pays.

Do I need flood insurance for Fernandina Beach homes?

• If the property is in a Special Flood Hazard Area and your loan is from a federally regulated lender, flood insurance will be required.

When will I know my exact cash to close?

• You receive a Closing Disclosure at least three business days before closing that lists the exact funds to bring.

How are Nassau County property taxes handled at closing?

• Taxes are prorated from the closing date, and lenders often require two to six months of escrow reserves for taxes and insurance.

What inspections should I budget for as a buyer?

• Common items include a general home inspection, WDO or termite inspection, wind mitigation, 4-point for older homes, and a survey.

Can seller credits reduce my closing costs?

• Yes, you can ask for seller-paid credits toward closing costs, subject to loan program limits and your negotiated contract.

Do cash buyers have closing costs too?

• Yes, cash buyers still pay items like title and recording fees, prorations, inspections, and optional services, but they avoid lender-related charges.