East County San Diego Real Estate Insight | May 2026 

I’ve worked with buyers who felt confident about a purchase until they saw the final numbers. I’ve also worked with sellers who thought they understood their net, only to realize there were costs they didn’t account for.

It usually comes down to one question.

Who actually pays the closing costs?

The most accurate answer is this. Both the buyer and the seller cover closing costs, but they cover different portions based on the agreement.

Most people think they know the answer. In reality, this is where confusion starts.

Because in East County San Diego, closing costs are not one-sided, and they are not fixed the way people expect.

The Simple Answer That Isn’t So Simple

Both the buyer and the seller pay closing costs.

But they don’t pay the same things.

And more importantly, how those costs are divided is not automatic. It is negotiated as part of the deal.

That detail alone can change the outcome more than people realize.

What It Looks Like on the Buyer Side

When you’re buying a home in East County, most of your closing costs are tied to getting the loan and setting up ownership.

That includes lender fees, the appraisal, inspections, prepaid property taxes, insurance, and title-related costs that protect the lender.

If you’re wondering how much closing costs are for a buyer, most people should plan for about two to five percent of the purchase price. On a $700,000 home, that puts you roughly between $14,000 and $35,000, depending on your loan and lender.

I always explain it this way. These aren’t extra charges. This is the cost of getting into the home.

On the Seller Side, It’s Different

For sellers, the costs are tied to transferring the property.

That usually includes agent compensation, transfer taxes, title-related costs for the buyer, and part of the escrow process.

In San Diego County, it’s common for the seller to cover the local transfer tax. That’s a local custom, not a requirement, but it shows up in most transactions.

In most East County transactions, this means the seller typically covers key transfer-related closing costs, while the buyer covers loan-related costs.

Over the years, when sellers ask what their closing costs will look like, the honest answer is usually somewhere between six and ten percent of the sale price, depending on how the deal is structured. On that same $700,000 home, that’s roughly $42,000 to $70,000 before you see your net.

This is where expectations matter. You’re not just negotiating a price. You’re negotiating what you walk away with.

Where This Really Changes the Deal

This is the part most people miss.

A good portion of closing costs can be negotiated. That’s where seller concessions come in.

Seller concessions are negotiated agreements where the seller covers a portion of the buyer’s closing costs or financing expenses.

These concessions are built into the purchase agreement and must follow lender guidelines, which often limit how much a seller can contribute depending on the loan type.

This can include closing costs, loan-related fees, or even funds to help lower the buyer’s interest rate.

In this market, I tend to see concessions come into play when a property sits longer or when buyers are feeling the pressure of higher monthly payments.

From the buyer’s side, it reduces the upfront cash needed.
From the seller’s side, it can keep a deal together without changing the price.

It’s not about giving something away. It’s about structuring the deal so it works.

It’s important to understand that seller concessions don’t eliminate closing costs. They shift how those costs are paid within the transaction.

What You Can’t Change

Not everything is negotiable.

Government fees like recording charges and transfer tax rates are set. Property tax prorations are based on timing. Lender fees are tied to the loan you choose, although you can compare lenders before committing.

While many costs can be negotiated between buyer and seller, government fees and lender-imposed charges are fixed in amount.

Once you understand what’s fixed and what’s flexible, the process becomes a lot more straightforward.

Why This Matters More Than It Seems

I’ve seen two offers come in at the same price in East County and lead to very different outcomes.

The difference wasn’t the number.

It was how the costs were structured.

One included concessions that reduced the seller’s net. The other didn’t. On paper they looked similar. In reality, they weren’t.

That’s why closing costs aren’t just a detail. They’re part of the strategy.

A Better Way to Think About It

Instead of asking who covers closing costs in a transaction, ask this.

How are the costs being divided in this deal?

Because that’s what determines the real outcome.

Buyers are responsible for getting into the home. Sellers are responsible for transferring it. Seller concessions allow flexibility between the two.

Everything else comes down to how the agreement is written.

Final Thought

The strongest transactions I’ve seen over the years aren’t the ones with the highest price.

They’re the ones where both sides understand how the deal is structured from the start.

When buyers know what to expect, they make clearer decisions. When sellers understand their true net, they negotiate with more confidence.

And when both sides understand closing costs, the entire process becomes more predictable.

If you want to see how this would look based on your numbers and today’s East County market, I’m always available to walk you through it. No pressure. Just clarity before you make a move.