Commission fees when selling a house can be really expensive, so we understand if you want to keep that extra cash. But, even if you sell FSBO, you’re still gonna get hit with a lot of other costs at closing.
We’ve seen too many FSBO sellers think they’re pocketing an extra $20,000 and then watch their dreams crumble during closing as fee after fee gets deducted. Casey Buys Houses put together this detailed guide about every single cost you’ll face so you’re not that person staring at the settlement statement in shock!
What Are Closing Costs?
Closing costs are the cover charge for getting your house sold. Every seller pays them, whether you use an agent or go solo.
These fees handle all the boring legal stuff, like transferring the title, paying off your mortgage, government taxes, and insurance. In California, standard closing costs are already 1% to 3% of your sale price. That’s before we even talk about all the extra FSBO stuff you’ll need to handle yourself.
Complete List of Seller Closing Costs Without Agent in Riverside, CA
Let’s stop dancing around these costs and rip the band-aid off. Going FSBO will save you on commissions, but you’re still paying pretty much everything else.
Transfer Taxes in Riverside County
Fair warning… This is going to hurt. The government basically charges you for the privilege of selling your house. Riverside County wants $1.10 for every $1,000 you make, and then the city of Riverside piles on another $3.30 per $1,000. So your $500,000 house? You’re handing over $2,200 ($550 to the county, $1,650 to the city).
We know it sounds like highway robbery, but there’s literally nothing you can do about it. Different cities in Riverside County have their own rates, too, and some are even worse, so definitely call and ask what yours charges.
Title Insurance and Owner’s Title Policy
This is super expensive. You have to buy insurance for the buyer in case someone randomly shows up claiming they own your house. We’re not kidding! Weird stuff like this actually happens.
This applies when there’s a forged deed somewhere, some long-lost relative decides they inherited the property, the previous owner lied about paying off their mortgage, or other weird scenarios.
You’ll pay $1,500 to $2,500 on a $500,000 house, and yes, you can shop around because different title companies charge different amounts. It’s a one-time payment that protects the buyer forever, which is why it costs so much.
Escrow Fees in California
California will make you use an escrow company, which are like the referees of your house sale. They hold everyone’s money and paperwork until everything’s perfect, then they release everything at once.
You’ll pay $1,000 to $2,500, depending on your house price and how messy your sale will get. Sometimes you split this with the buyer, sometimes you pay it all to make your offer look better.
These guys actually do earn their money, though. They juggle lenders, paperwork, title searches, and make sure nobody gets screwed over. Without them, your closing would be a total disaster.
Recording Fees and Deed Documentation
This is a small, annoying fee that Riverside County charges to update its records and officially remove your name from the property. They want $50 to $200, depending on how much paperwork you’re filing.
Basically, they will update all their computer systems to show the new owner instead of you. Some of your documents might need a notary stamp first, which could cost extra, but most escrow companies throw that in for free.
Attorney Fees (If Required)
You don’t have to hire a lawyer in California unless your situation is really screwed up. But if you’re dealing with a divorce, estate sale, or some weird title problem, you might want one. They’ll charge $500 to $2,000 to review your contracts and closing documents.
Some FSBO sellers hire them just because they’re scared of messing up their first solo sale. If you go this route, ask upfront if they charge a flat fee or by the hour, because hourly billing can be super expensive if problems come up.
Property Tax Prorations
This one’s actually fair. You and the buyer will split the property taxes based on who owned the house when. California collects property taxes twice a year (November and February), so depending on when you close, you either owe them money for taxes you haven’t paid or they owe you for taxes you already paid.
The escrow company will figure out all the daily math because nobody wants to deal with that headache.
Important Note: Watch out for those extra taxes or special assessments some neighborhoods have. Those get split too and can cost you hundreds or thousands more.
HOA Transfer Fees
If you live in an area with an HOA, they’re gonna want their cut, too. HOAs love money almost as much as they love telling you what color to paint your fence. Most charge $100 to $500 to transfer ownership, but fancy communities can hit you for way more. We’ve seen some charge over $1,000 just because they can.
You also gotta pay any HOA dues or special assessments you owe before closing, no exceptions. The buyer’s lender will demand proof that everything’s paid up. Start preparing the paperwork from the HOA early, or you’ll be stressed out at the last minute. Why? HOA paperwork can take forever. Mortgage Payoff and Reconveyance Fees
While this can be expensive, it’s also satisfying! You get to pay off your mortgage completely using the buyer’s money. Your payoff will include whatever you still owe plus interest right up to closing day. The lender might charge you under $100 for calculating the payoff and wiring the money.
After your mortgage is dead and buried, they have to file paperwork proving it’s gone, which costs another $50 to $100. Get your payoff quote close to closing, though, because interest adds up every single day. An old quote will throw off your numbers.
Buyer’s Agent Commission (Often Still Required)
This is the one that’ll really piss you off. Most buyers have agents, and these agents still expect you to pay them even though you’re selling FSBO. They want 2.5% to 3% of your sale price, so on a $500,000 house, you’re looking at $12,500 to $15,000. Yeah, we know, it’s total BS.
New rules say you don’t legally have to pay them anymore, but good luck selling your house if you don’t. Most agents will just avoid your listing completely, and buyers will rarely want to pay their own agent. It sucks, but that’s how it works right now.
Seller Concessions to Buyers
Buyers love asking sellers to pay for their stuff, and depending on the market, you might have to say yes or watch them walk away.
They might want you to pay their loan fees, cover repairs the inspector found, or just give them cash toward their closing costs. This can be anywhere from a few hundred to several thousand bucks.
In a buyer’s market, you have to offer something, or your house will sit there forever. Different loan types have different limits on how much you can give. Usually, FHA and VA loans are stricter, but conventional loans let you be more generous.
Additional FSBO Costs You’ll Need to Cover in Riverside
You thought you were done with fees, but selling FSBO means you get to handle all the stuff agents normally take care of. These costs add up, so don’t say we didn’t warn you!
Home Appraisal Fees
You’re gonna need to know what your house is actually worth before you stick a price on it (unless you want to either give it away or have it sit on the market forever).
A professional appraiser will run you $300 to $600, and yes, it’s worth every penny. Sure, you could try to figure it out yourself by looking at what your neighbors sold for, but appraisers know all the little details that can make or break your price.
For example, will your kitchen remodel actually add value, or will that weird addition in the back hurt your resale? Don’t be cheap on this one, because pricing your house wrong is way more expensive than paying for an appraisal.
Professional Photography and Marketing
Your iPhone photos aren’t gonna cut it, no matter how good you think they look (well, unless you got the latest one and you’re a great photographer). Buyers usually scroll past listings with crappy photos faster than you can blink and you’ll be wondering why nobody’s calling.
Professional real estate photographers charge $200 to $500, but they make your house look like it belongs in a magazine.
They know all the tricks, like wide-angle lenses, perfect lighting, and staging each room to look bigger. Some even throw in drone shots if your house has a nice lot or good views.
This isn’t the place to save money because bad photos will cost you thousands in a lower sale price.
MLS Listing Fees
You also need to get on the MLS (Multiple Listing Service), where all the buyers and agents look. The catch? You can’t access it without being an agent. You’ll have to pay a flat-fee service or a limited-service agent anywhere from $300 to $800 just to get your listing up there.
Some of these services are bare-bones. They just post your info and you’re on your own. Others will help with paperwork and negotiations for a bit more money.
Either way, you gotta pay to play because 88% of buyers find their houses on the MLS and you can’t afford to miss out on that traffic.
Pre-listing Home Inspection Costs
Smart FSBO sellers get their own inspection done before listing, and it’ll cost you around $400 to $600. We know what you’re thinking… “Why would I pay for problems I don’t know about?”
Well, buyers are gonna find those problems anyway during their inspection and then they’ll either ask you to fix them or try to negotiate your price down. If you know about issues upfront, you can either fix them yourself (probably cheaper) or price them into your listing so there are no surprises.
Plus, having a clean inspection report will make buyers way more confident about your house.
Property Survey Costs
If your property lines are even slightly questionable, you will want a survey and these aren’t cheap. You need to pay $500 to $1,500, depending on your lot size and how complicated it is.
Buyers and their lenders get really nervous about boundary disputes and the last thing you want is your sale falling through because there’s confusion about where your property ends and your neighbor’s begins.
Some buyers will demand a survey anyway, and if you already have a recent one, it makes the whole process smoother. Old surveys from when you bought the house usually aren’t good enough because lenders want fresh ones.
Staging and Open House Expenses
If your house looks like people actually live in it, you might want to do some staging to make it show better. You don’t have to go crazy and rent a bunch of furniture (though some people do that for $1,000+ per month). Still, you’ll probably spend $500 to $2,000 on things like fresh paint, new pillows, plants, and hiding all your personal stuff.
Open houses cost money, too. You’ll want signs, flyers, maybe some snacks and drinks if you’re trying to create a good vibe.
Most FSBO sellers spend at least a few hundred bucks making their house look perfect for showings. It’s usually worth it because staged houses sell faster and for more money, but you can also skip the hassle and sell your home for cash in Riverside or nearby cities instead.
Sample Closing Cost Breakdown for a $500,000 House
Let’s stop talking theory and get into the real numbers. Here’s what you’re actually looking at when you sell a $500,000 house FSBO in Riverside. This might hurt your feelings a little.
| Mandatory Closing Costs | Cost Range |
| Transfer taxes (County + City) | $2,200 |
| Title insurance | $1,800 – $2,200 |
| Escrow fees | $1,500 |
| Buyer’s agent commission (2.5%) | $12,500 |
| Property tax prorations | $500 – $1,500 |
| Recording fees | $100 |
| Seller concessions (if any) | $1,000 – $3,000 |
| Subtotal Mandatory Costs | $19,600 – $23,000 |
| Additional FSBO Costs | Cost Range |
| Professional photography | $300 |
| Home appraisal | $500 |
| MLS listing fee | $500 |
| Pre-listing inspection | $500 |
| Staging expenses | $1,000+ |
| Property survey (if needed) | $800 |
| Subtotal FSBO Costs | $3,600+ |
Total estimated costs: $23,200 to $26,600+
So yeah, you’re looking at potentially $26,000+ in total costs. This means you’re really only saving about $10,000 to $12,000 compared to using a traditional agent who charges 5% to 6% total commission. Still worth it for some people, but way less savings than most FSBO sellers expect!
Loan Origination Fees and Buyer-Related Costs
Ah, another thing that will make you scratch your head. Even though the buyer is getting the loan, some of their costs can still end up being your problem. That’s just how real estate is. Sometimes, nothing makes sense, and everyone wants your money.
The buyer’s lender may charge loan origination fees, usually 1% of the loan amount, on a $400,000 loan, that is $4,000. Now, technically, the buyer pays this, but guess what happens in competitive markets? Buyers start asking sellers to cover their loan costs as part of negotiations.
This is how you might end up paying their origination fees, their appraisal costs, maybe even their credit report fees. Basically, anything they can think of to reduce their out-of-pocket expenses.
How to Reduce Your Closing Costs in Riverside
So now that we’ve thoroughly depressed you with all these costs, let us throw you a bone. There are actually some ways to trim these expenses, though don’t expect miracles. You’re not gonna cut your costs in half or anything crazy like that.
Negotiate with Service Providers
Most of the fees we’ve shared earlier are negotiable! Title companies, escrow companies, and even some lenders will sometimes cut you a deal if you ask nicely (or threaten to go somewhere else).
We’ve seen people save a few hundred bucks just by calling around and asking, “Is this your best price?” The worst they can say is no, right?
Some title companies will match competitors’ quotes. Meanwhile, escrow fees can sometimes be split differently or reduced if you’re doing a simple sale. Just don’t expect them to work for free. They’ve got bills to pay, too.
Shop Around for Title Companies
This is probably your biggest opportunity to save some money. Title insurance rates can vary by hundreds of dollars between companies. Since you’re talking about $1,500 to $2,500, even a 10% savings is worth the phone calls.
Some companies offer package deals where they bundle title insurance with escrow services for a discount. Others might waive certain fees if you use multiple services.
Spend an afternoon calling different title companies in Riverside and ask for quotes. It’s boring, yes, but it could save you serious cash.
Time Your Sale Strategically
When you close, it can actually affect your costs. If you close at the end of the month, you’ll owe less in prepaid interest and property tax prorations. If you close right after you’ve paid your property taxes, the buyer might owe you money instead of the other way around.
It’s not gonna save you thousands, but every little bit helps when you’re already paying so much in fees. Plus, some service providers are slower during certain times of year and might be more willing to negotiate their rates.
Work with Cash Buyers as an Alternative
Most FSBO sellers shrug off the idea of selling to a cash buyer, thinking they would get lowballed for sure. But that’s not always the case.
When you sell to a cash buyer, you can skip a lot of the expensive stuff that makes closing so painful. They don’t need financing, so there’s no buyer’s agent commission to pay (that $12,500 will disappear!). They usually handle their own title work and inspections, so you’re not dealing with a bunch of separate service providers all wanting their cut, making it easy to sell your home for cash in Moreno Valley or nearby cities.
Most cash buyers will even pay your closing costs, which means you could walk away with way more money than you’d expect. Yeah, they might offer slightly less than market value, but when you add up all the fees and time you’re saving, it often works out better than going FSBO.
Plus, these deals close in like 1 to 2 weeks instead of months. This means you no longer need to pay mortgage, insurance, and utilities while your house sits on the market getting shown to random people.
Key Takeaways: Closing Costs Without a Real Estate Agent in Riverside, CA
Selling FSBO in Riverside isn’t the money-saving trick most people think it is. You’re still looking at $25,000+ in total costs even without an agent, which means you’re really only saving about $10,000 to $12,000 compared to traditional sales. Add in all the stress, paperwork, and legal risks and it starts feeling less worth it.
.Want to avoid paying high closing costs and real estate commissions? Casey Buys Houses can help you sell your home quickly, skip costly repairs, and enjoy a hassle-free sale without a realtor. We offer fair cash offers, cover many of the closing costs, handle all the details, and make the process seamless. Ready to sell or have questions? Contact us at (909) 455-9496 for a no-obligation offer. Get started today!
Helpful Riverside Blogs
• Selling Jointly Owned Real Estate In Riverside, CA
• Selling A Fixer-upper Home In Riverside, CA
• FSBO Documents For Selling Your Home In Riverside, CA
• Sell a House As-Is in Riverside, CA
• Closing Costs Without a Real Estate Agent in Riverside, CA
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