Buying a home in Brentwood comes with more than a down payment. Closing costs are a real line item, and at luxury price points they can feel unclear or larger than expected. If you understand what you are paying for, which items are negotiable, and how financing changes the numbers, you can plan with confidence and negotiate smarter.

This guide breaks down typical buyer closing costs in Brentwood and Williamson County, shows how costs scale from $1 million and up, and explains what changes with conventional, jumbo, FHA, VA, and cash purchases. You will also get a simple checklist to request a tailored estimate. Let’s dive in.

Closing costs 101 in Brentwood

Closing costs are the one-time fees and required prepaids needed to complete your purchase. They are separate from your down payment. Your lender must give you a Loan Estimate after you apply and a final Closing Disclosure at least three business days before you sign, per CFPB rules.

There are two sides to closing costs:

• Buyer costs: lender-related fees, appraisal, title and settlement, recording, prepaids and escrows, and inspections.
• Seller costs: brokerage commissions, mortgage payoff, prorated taxes and HOA items, and any negotiated seller credits to the buyer.

Some fees are flat, while others scale with price. For example, title insurance premiums and optional points are tied to the transaction size, so they rise with higher price points.

What buyers typically pay

Here are the most common buyer line items you will see on your Closing Disclosure in Brentwood:

• Lender charges: origination or points, underwriting, and processing. Points are optional and tied to your rate choice.
• Appraisal: typically several hundred to over a thousand dollars, with higher fees for complex or luxury properties.
• Title and settlement: lender’s title insurance policy, title search, and settlement fee. The owner’s title policy is often negotiated in Tennessee. For background on what title insurance covers, see this ALTA consumer overview.
• Recording and transfer: county recording fees for the deed and mortgage. Tennessee’s tax and fee rules are administered by the state; you can review the Tennessee Department of Revenue for program details and confirm exact amounts with your title company.
• Prepaids and escrows: your first year of homeowners insurance or binder, initial escrow deposits for taxes and insurance, and any property tax proration.
• Inspections and surveys: general home inspection, plus septic, well, pool, roof, structural, or environmental inspections when needed.
• HOA or condo items: move-in or transfer fees if applicable.
• Miscellaneous: wire, courier, or notary fees.

Local practices can vary by property and contract. For recording and fee questions, the Williamson County Register of Deeds is the official resource for filings and schedules.

How much to budget

As a planning rule of thumb, buyer closing costs often total about 2 to 5 percent of the purchase price. Many Brentwood luxury transactions land closer to 2.0 to 3.5 percent when financed, depending on your loan and timing. The examples below are illustrative and exclude your down payment. Always confirm with your lender and title company.

Example at $1,000,000

• Estimated buyer closing costs at 2.0 to 3.5 percent: 20,000 to 35,000
• Lender fees and appraisal: roughly 6,000 to 12,000
• Title, recording, and lender’s policy: roughly 4,000 to 8,000
• Prepaids and escrows: roughly 6,000 to 12,000
• Inspections and surveys: roughly 1,000 to 3,000

Example at $2,500,000

• Estimated buyer closing costs at 2.0 to 3.5 percent: 50,000 to 87,500
• Lender fees and appraisal: roughly 12,500 to 25,000
• Title, recording, and lender’s policy: roughly 10,000 to 20,000
• Prepaids and escrows: roughly 15,000 to 35,000
• Inspections and surveys: roughly 2,000 to 6,000

Example at $5,000,000

• Estimated buyer closing costs at 2.0 to 3.5 percent: 100,000 to 175,000
• Lender fees and appraisal: roughly 25,000 to 50,000
• Title, recording, and lender’s policy: roughly 20,000 to 40,000
• Prepaids and escrows: roughly 30,000 to 70,000
• Inspections and specialists: roughly 5,000 to 20,000

These ranges are wide for a reason. Bigger transactions often require higher appraisal fees, larger escrow cushions, and additional specialty inspections. Title insurance premiums and any points scale with price, which increases the absolute dollar amount even when the percentage stays similar.

How financing changes your costs

Conventional and jumbo loans

• Lender fees vary by institution. Jumbo loans often carry higher underwriting and appraisal costs and may require larger cash reserves.
• If you put less than 20 percent down on a conventional loan, monthly private mortgage insurance (PMI) may apply. Your lender can quote monthly or single-premium options.

FHA loans

• FHA loans include an upfront mortgage insurance premium that is a set percentage of the loan amount, plus an annual MIP. Review current guidance on HUD’s site and confirm program limits with your lender.
• FHA loan limits can make these programs less common at higher Brentwood price points.

VA loans

• VA loans do not have monthly mortgage insurance, but a VA funding fee typically applies unless you are exempt. See the VA’s funding fee and closing costs page for current percentages by down payment and service status.

Cash purchases

• You avoid lender fees, lender-related escrows, and the appraisal requirement, which reduces closing costs significantly.
• You still budget for title insurance, settlement and recording, inspections, and any HOA items.

What is negotiable

Several items are negotiable and should be part of your strategy:

• Owner’s title policy: who pays often varies by market and contract. In Brentwood and across Tennessee, it is commonly negotiated between buyer and seller.
• Seller concessions: a seller can contribute to your closing costs, within limits based on your loan program.
• Lender fees and points: you can shop lenders and request written Loan Estimates to compare pricing and credits.
• Repairs or credits: inspection findings can lead to closing cost credits or seller-paid items.
• Commission: paid by the seller in many transactions and negotiated between the seller and listing brokerage. Terms vary by agreement.

Timeline and your Closing Disclosure

A typical path looks like this: contract acceptance, loan application and processing, appraisal and underwriting, then final figures and signing. The lender must deliver your Closing Disclosure at least three business days before consummation under CFPB timing rules. You will bring a government ID, proof of homeowners insurance, and funds to close by cashier’s check or wire.

Important security note: wire fraud exists. Always confirm wiring instructions directly with your title company using a known, verified phone number, and never rely on email-only changes.

Ways to reduce or cover costs

• Compare lenders early: request multiple Loan Estimates and line-by-line fee quotes.
• Ask about lender credits: choosing a slightly higher interest rate can create credits that offset closing costs.
• Time your closing thoughtfully: closing dates affect tax and insurance escrows, which can move your cash to close.
• Seek targeted seller credits: if the market allows, request a seller contribution toward specific closing items.
• Right-size inspections: luxury properties may need specialty inspections. Prioritize what the property requires so you do not skip critical due diligence.

Quick checklist to get a tailored estimate

Share these details with your lender and title company for a precise Brentwood estimate:

• Target purchase price and your down payment
• Loan type: conventional conforming, jumbo, FHA, VA, or cash
• Whether you plan to pay points or prefer lender credits
• Property type: single-family, condo, or land, plus any HOA
• Systems and features that may need specialty inspections
• Desired closing date and possession timing
• Whether you will request seller concessions or ask the seller to pay for the owner’s title policy

Ready to run the numbers?

You deserve clear, luxury-level guidance and a closing process that feels seamless. If you are considering a Brentwood purchase, our team can coordinate a side-by-side lender quote review and connect you with a trusted local title partner to map your exact costs before you write an offer. Start a private conversation with Chrisley & Co. and get a tailored plan.

FAQs

What are typical buyer closing costs for a $1M Brentwood home?

• Using a 2.0 to 3.5 percent range, you might budget roughly 20,000 to 35,000 for closing costs, excluding your down payment and subject to your loan and timing.

Who pays the owner’s title policy in Williamson County?

• It is negotiable in Tennessee and determined by your contract; confirm the current custom and exact premium with your local title company before you write an offer.

When will I receive the Closing Disclosure for a Brentwood purchase?

• Under CFPB rules, lenders must provide the Closing Disclosure at least three business days before closing; see the agency’s guidance on timing and review steps.

Can closing costs be rolled into my mortgage?

• In some cases you can finance certain costs or use lender credits, subject to loan-to-value limits and program rules, which your lender will confirm on a Loan Estimate.

Are there Tennessee state or county transfer taxes on my purchase?

• Tennessee’s tax rules are administered by the Department of Revenue, and your title company will calculate any applicable taxes and recording fees for your specific property.

How do cash buyer closing costs compare in Brentwood?

• Cash buyers avoid lender fees and lender escrows, so total costs are lower, but you still pay title, settlement, recording, inspections, and any HOA or condo-related fees.