Closing Costs for Buyers in Dublin, Ohio: What to Budget in Franklin County
By Josh Dawson | August 17, 2026
Closing costs are one of the first things I walk buyers through when we start talking seriously about a purchase. Not because the number is scary, but because misunderstanding it is one of the most common ways buyers end up short at the table.
Most people come in focused on the down payment. Fewer are ready for the additional $13,000 to $20,000 that lands on the Closing Disclosure for a home near the Dublin median — and that’s with 20% down on a conventional loan. So here’s exactly how it breaks down.
The three buckets of closing costs
Closing costs aren’t one fee. They’re a bundle of charges from multiple parties collected at the same settlement table. I break them into three categories to make it easier to follow.
Lender fees
These are the charges from your mortgage lender to originate and fund your loan. Common items include:
- Loan origination fee: 0.5% to 1% of the loan amount on most conventional loans. Some lenders advertise zero-origination-fee products at a slightly higher interest rate.
- Appraisal: $500 to $750, depending on the property and appraiser availability.
- Credit report fee: $25 to $50.
- Underwriting and processing fees: $500 to $1,500, varies significantly by lender.
On a $538,000 loan (20% down on $672,500, the July 2026 Dublin median), lender fees alone can run $3,000 to $7,000. Shop at least three lenders and compare their Loan Estimates side by side before you commit. The interest rate gets most of the attention, but origination fees and discount points are just as important to your total cash out.
Title and settlement fees
In Ohio, a title company handles the closing. One thing that works differently here than in some other states: the seller typically selects the title company. That means you generally won’t shop for title services on your own, but you will pay for the lender’s title insurance policy (the loan policy), which protects the lender against title defects discovered after closing.
Expect to see these lines on your Closing Disclosure:
- Lender’s title insurance (loan policy): $300 to $700 on a loan in this price range
- Title settlement or closing fee: $325 (PM Title, Dublin)
- Title search, exam, binder, commitment, and update fees: $620 combined (PM Title)
- Attorney document preparation fee: $200 to $400, standard in Central Ohio at closing
- County recording fees: $60 to $150 for the deed and mortgage
The owner’s title insurance policy, which protects you as the buyer, is typically a seller cost in Ohio. Confirm this in your purchase contract.
Prepaids and escrow setup
This is the category that surprises buyers most. Prepaids are costs you pay upfront so that your lender’s escrow account starts with a funded balance. They include:
- First year homeowner’s insurance premium: $1,500 to $3,000 or more on a home in this price range, paid at or before closing
- Prepaid interest: Interest owed from your close date through the end of that calendar month. On a $538,000 loan at 6%, closing mid-month means roughly $1,326 in prepaid interest.
- Property tax escrow (2 months): Dublin taxes vary by address and taxing district. A verified benchmark from the Franklin County Auditor: a home in Dublin’s City of Dublin/Washington Township tax district that sold for $687,000 in July 2026 carries current annual taxes of $11,907.62, or about $992 per month. Lenders typically collect 2 months upfront, so budget roughly $1,985 for that line at closing.
Here’s what most buyers don’t anticipate: Ohio assesses residential property at 35% of appraised value, and Franklin County’s appraised value often lags the actual sale price by a wide margin. On this home, the current taxable value is $188,200. But 35% of the $687,000 sale price is $240,450. Ohio law requires Franklin County to reappraise all real property on a 6-year cycle, with a triennial update at the midpoint. When the next reappraisal or update cycle catches up to current market values, taxes at the current effective mill rate could increase to approximately $15,000 to $15,500 per year. That’s a potential increase of $250 to $300 more per month out of your escrow account. Your lender will catch it in the annual escrow analysis and adjust your payment. Plan for it before you close rather than after the letter arrives.
One more detail worth knowing: Dublin addresses span multiple tax districts, and the rates vary significantly depending on which school district and township your parcel falls in. Franklin County data shows effective residential mill rates for Dublin addresses ranging from roughly 49.6 mills (Jonathan Alder School District) to over 80 mills (Perry Township). Two homes both listed as Dublin, Ohio and a mile apart can have annual tax bills that differ by thousands of dollars. Look up the specific parcel on the Franklin County Auditor’s website before you finalize your budget. Don’t assume one Dublin rate applies to all Dublin addresses.
Finally, the Owner Occupancy Credit (worth about $244 per year in this tax district) is only available to owner-occupants. If you’re buying as an investment, remove that credit from your estimate. - Homeowner’s insurance escrow (2 to 3 months): $250 to $750
What’s specific to Franklin County and Ohio
Ohio has a few process details that show up in your transaction and are worth understanding before you get to the table.
The County Transfer Tax (Conveyance Fee) in Franklin County is $3 per $1,000 of sale price, paid to the County Auditor when the deed is recorded. On a $672,500 sale (the July 2026 Dublin median), that’s $2,018. This fee is almost always a seller expense in Ohio, so it won’t appear on your Closing Disclosure as a buyer cost. But sellers factor it into their net proceeds, which matters when you’re negotiating.
Ohio also uses the Residential Property Disclosure form. Sellers complete this document and buyers review it before going under contract. It covers known material defects in the home and is part of the standard Ohio purchase process.
Ohio doesn’t require an attorney to close a real estate transaction, but attorneys frequently prepare closing documents. Their document prep fee (typically $200 to $400) is a normal line item on Ohio closing statements.
Putting the numbers together
Here’s a realistic estimate for a $672,500 purchase in Dublin with 20% down on a conventional loan (based on the July 2026 Dublin median sale price):
| Category | Estimated Range |
|---|---|
| Lender fees (origination, appraisal, underwriting) | $3,000 – $7,000 |
| Title and settlement fees | $1,000 – $2,000 |
| Attorney document prep | $200 – $400 |
| Recording fees | $60 – $150 |
| Homeowner’s insurance (first year + escrow) | $1,800 – $3,500 |
| Prepaid interest | $500 – $1,800 |
| Property tax escrow (2 months, July 2026 actuals) | ~$1,985 |
| Total estimated closing costs | $8,500 – $17,000 |
That’s a narrower range than the commonly cited 2% to 5%. With a conventional loan and 20% down, buyers in Dublin tend to land in the $10,000 to $17,000 range near the current median. FHA buyers or those putting less than 10% down will see higher costs, partly because PMI setup fees and mortgage insurance premiums add to the total. Note that the property tax escrow line will shift based on your specific address and the current assessed value, and will likely increase after the county reassesses post-sale.
Can the seller pay your closing costs?
Yes, and it’s worth asking. In a market where sellers have flexibility, you can negotiate a seller concession toward your closing costs. On conventional loans with 10% or more down, Fannie Mae and Freddie Mac allow seller concessions up to 3% of the purchase price. On a $672,500 home, that’s up to $20,175 the seller can put toward your costs.
Whether a seller agrees depends on market conditions and the strength of your offer. Dublin’s July 2026 data gives useful context: the absorption rate is 1.85 months and the median days on market is just 6 days, which means well-priced homes are moving fast. But the average is 24 days, which tells a different story. There’s a clear divide between homes priced right and everything else. The concession opportunity lives in that second group. I’ve seen it work well when buyers structure a slightly higher offer price to offset the concession, particularly on listings that have been sitting 3 to 4 weeks or more. For more context on how the current Dublin market affects your leverage, see my post on buying in Dublin this fall.
One thing to know: seller concessions can only cover your closing costs and prepaids. They can’t be used to reduce the down payment on conventional financing.
What you need liquid on closing day
Your cash-to-close includes three things: your down payment, your closing costs, and your earnest money deposit (which was already paid and gets credited back at closing). Your home inspection fee is separate and gets paid directly to the inspector before closing.
Wire transfers are standard for closing funds in Ohio. Before you send any wire, call your title company directly to confirm the wiring instructions. Wire fraud targeting real estate transactions is real. Verify by phone every time, even if the instructions arrived by email.
Your Closing Disclosure (required at least three business days before closing) will show you the exact wire amount. If any number looks significantly different from your Loan Estimate and no one has explained why, ask before you sign.
Frequently Asked Questions
Do buyers pay the Conveyance Fee in Franklin County?
No. The County Transfer Tax (Conveyance Fee) of $3 per $1,000 of sale price is typically a seller expense in Ohio. On a $672,500 sale in Franklin County, that’s $2,018 owed by the seller. Your purchase contract should specify who pays, but seller-paid is the standard in this market.
Who picks the title company in Ohio?
In Ohio, the seller traditionally selects the title company. That means you generally don’t shop for title services as a buyer. You will pay for the lender’s title insurance policy, which is required by your mortgage lender. The owner’s title policy, which protects you as the buyer, is typically a seller cost.
How long before closing will I know my exact costs?
Your lender is required to deliver a Loan Estimate within three business days of your application and a Closing Disclosure at least three business days before your scheduled closing. Compare it carefully to your Loan Estimate and ask your agent or lender about any material differences before signing.
Can I roll closing costs into my loan?
In most conventional loan scenarios, you can’t roll closing costs directly into your loan balance on a purchase. You can ask the seller to pay a portion of your costs as a concession, or choose a slightly higher interest rate in exchange for lender credits. Each option has trade-offs, and your lender can model both.
What is the attorney document prep fee in Ohio?
Ohio doesn’t require an attorney at closing, but attorneys often prepare the closing documents, and their fee (typically $200 to $400) appears on the settlement statement. This is standard practice in Central Ohio.
Will my property taxes go up after I buy a home in Dublin?
Very likely, yes. Franklin County’s appraised value often lags the actual sale price, so your initial tax escrow is based on the current assessed value. Ohio law requires Franklin County to reappraise all real property on a 6-year cycle, with a triennial update at the midpoint — taxes don’t automatically reset after your individual sale. When the next reappraisal cycle catches up to current market values, taxes can increase significantly. On a home that sold for $687,000 with a current taxable value of $188,200, the reassessed taxable value could rise to approximately $240,450 (35% of sale price), pushing annual taxes from about $11,900 toward $15,000 to $15,500. Your lender will adjust your escrow payment after its annual analysis. Budget for that increase before you close, not after. Also note that Dublin addresses fall across multiple tax districts with meaningfully different rates — confirm your specific parcel’s district on the Franklin County Auditor’s website for an accurate estimate.
If you’re getting ready to buy in Dublin and want a clear picture of what you’ll need at the closing table, I’m happy to walk through the numbers with you before you go under contract. That conversation is always free and it usually saves a lot of surprises later.
About Josh Dawson
Josh Dawson is the Broker and Owner of Josh Dawson Real Estate, a solo practice based in Dublin, Ohio. He has been licensed since 2013 and spent four years as a managing and principal broker before launching his own firm. Josh works primarily on repeat and referral business throughout Dublin, Upper Arlington, Hilliard, Worthington, Powell, New Albany, and Central Ohio.
