Your lender will give you a Loan Estimate with real figures within a few days of applying. This page is so that document makes sense when you get it, and so you know which lines are worth negotiating.
The short version
Plan on roughly 2% to 5% of the price, counting everything due at the table. On a $200,000 house that is $4,000 to $10,000. A good part of that is prepaid insurance and the money that starts your escrow account, which are your own future bills paid in advance. Sellers here often cover some or all of it, which I will get to.
What is on a buyer's side of the sheet
| Item | What it is |
|---|---|
| Lender charges | Origination and underwriting. On a VA loan the lender's flat charge is capped at 1% of the loan. |
| Appraisal | $750 for a VA appraisal on a single-family house in Comanche County as of 2026. |
| Title work | The title opinion, the title insurance policy, and the buyer's closing fee. More on this below. |
| Mortgage tax | A state tax for recording your mortgage. As of 2026 it is ten cents per $100 of the loan, so about $200 on a $200,000 loan, plus a $5 fee. |
| Recording fees | The county clerk's charge to record the deed and mortgage. $18 for the first page and $2 a page after that. |
| Inspections | Home inspection, termite inspection, and anything else you order. These are usually paid when the work is done, before closing. |
| First year of insurance | The whole first year's homeowners premium, paid up front. |
| Escrow deposit | A few months of taxes and insurance to start the escrow account. |
| Prepaid interest | Interest from closing day to the end of that month. |
On a VA loan there is also the funding fee. It is usually financed into the loan, so it does not show up as cash at closing. The VA loan page covers who pays it and who does not.
Oklahoma is an abstract state
This is the part that confuses people moving in from somewhere else. In Oklahoma, title work runs through an abstract. An abstract of title is the full recorded history of a piece of property, put together by a licensed abstractor. Before a title company can insure the title, an Oklahoma attorney has to read the abstract and write an opinion on it.
So the chain goes like this. The seller pays to have the abstract brought up to date. An attorney examines it. Then the title company issues the insurance policy. Under the standard contract the buyer pays for the title opinion and the title policy, and each side pays its own closing fee.
Title companies set their own prices in Oklahoma, so I am not going to print a number that may be wrong for your deal. The title company will give you a fee sheet for your price. Ask and I will get you one.
What the seller pays
By the contract's default, the seller pays for the abstract, their own closing fee, and the documentary stamps on the deed. Stamps are a state transfer tax of $1.50 per $1,000 of the price.
The seller also gives you a credit for property taxes. Oklahoma taxes are paid at the end of the year, for that year. If you close in June, the seller owes for January through June, so that amount comes off your side at closing. Then you, or your escrow account, pay the whole bill when it comes out in November.
The line that surprises people
Insurance. Oklahoma premiums are among the highest in the country, and the first full year is due at closing. At Lawton rates that is around $3,850 on a $200,000 house. Then the lender collects a few more months on top to start the escrow account.
That one line can be half of what you bring to the table. Shop it early, while you are still in your inspection period, and ask how the roof's age changes the quote.
Getting the seller to pay
Seller-paid closing costs are common here. Homes have been selling at about 98% of asking, so sellers do not give up much on price. They say yes to paying costs more often, and those dollars do more for you. Money you do not bring to closing is money you keep.
- VA. The seller can pay your normal closing costs, plus up to 4% of the value in concessions toward things like prepaid taxes and insurance or a rate buydown.
- FHA. Up to 6% of the price.
- Conventional. 3% with less than 10% down, more with a larger down payment.
How we ask matters. A seller looks at what they net. Full price with costs paid can net them the same as a lower offer, and it keeps your cash in your pocket. The buydown calculator shows what the same dollars do as a price cut, a permanent rate buydown, or a 2-1 buydown.
Earnest money
Earnest money is a deposit that shows the seller you are serious. Under the Oklahoma contract it is due within three days of everyone signing. It is held in trust and it comes back to you as a credit at closing. If you back out for a reason the contract allows, like an inspection you are not satisfied with inside the inspection window, you get it back as long as you give notice in writing on time.
How your agent gets paid
This belongs on the list too. We go over how I get paid, in writing, before you sign anything with me. You can ask the seller to cover it in the offer. The VA loan page explains how it works for VA buyers.
How to keep the number down
- Ask more than one lender for a Loan Estimate and compare the lender charges line by line.
- Get insurance quotes from several companies. Rates vary a lot from one to the next.
- Ask for seller-paid costs in the offer instead of a lower price.
- Close late in the month and you prepay less interest.
- Ask your lender about Oklahoma assistance programs if cash is the thing holding you back.
Common questions
How much are closing costs in Oklahoma?
For a buyer, roughly 2% to 5% of the price once you count prepaid insurance and the escrow account. Oklahoma runs toward the high end because the first year of homeowners insurance is paid at closing and insurance here is expensive. Sellers often pay part or all of a buyer's costs.
Who pays for the abstract and title insurance in Oklahoma?
Under the standard Oklahoma contract the seller provides an updated abstract of title. The buyer pays for the title insurance policy and the attorney's title opinion it is based on, along with the buyer's own closing fee and recording fees.
Can the seller pay my closing costs on a VA loan?
Yes. The seller can pay a VA buyer's normal closing costs, and on top of that can give concessions worth up to 4% of the home's value toward things like the funding fee, prepaid taxes and insurance, or a rate buydown.