Cash sale closing costs are the title, recording, stamp, proration, and lien amounts due when a house sells without a new buyer mortgage. On a purchase by Home Pros (Balint Holdings, LLC), Home Pros pays closing costs. A traditional listing can add a broker fee on top of those lines. The settlement statement is the page that shows your net.
Not legal advice. This page is educational. It uses public pages read on October 15, 2026: the CFPB explanation of the Closing Disclosure, the CFPB TRID title-insurance factsheet dated June 9, 2020, the Florida Department of Revenue documentary stamp page, South Carolina Code Chapter 24 of Title 12, and Texas Constitution Article VIII, Section 29. Talk with a real estate attorney or a licensed broker before you sign a contract.
Do cash buyers pay closing costs?
A cash buyer pays the seller's closing costs only when the contract says the buyer will. No federal rule makes every cash buyer pick up title, stamps, and the closing fee. Home Pros does. The company is a veteran-owned cash buyer that purchases houses as-is, pays closing costs, and closes on the seller's timeline. Confirm that sentence in the written offer. It is a company term, not a statute, and it does not bind a different buyer.
The form people picture when they hear "closing costs" is built for mortgages. The Consumer Financial Protection Bureau says a Closing Disclosure is a five-page form with final details about the mortgage loan you selected. It includes the loan terms, your projected monthly payments, and how much you will pay in fees and other costs to get your mortgage. The lender must give you that form at least three business days before you close on the mortgage loan. The CFPB page was last reviewed May 2, 2023, and the page was modified September 6, 2024.
A cash purchase has no new mortgage on that sale, so that borrower form is not the sheet that lists your seller charges. The title company, or the closing attorney in an attorney-closing state, prepares a settlement statement. Read the seller column. Ask which lines are title, escrow or attorney, recording, stamps, prorated taxes, and lien payoffs. If a line is blank, ask why before you sign. This page will not invent a dollar amount for any of those lines on a Home Pros contract.
What does a seller pay on a traditional listing?
A listing and a cash sale can share the same government and title lines. The listing adds the cost of marketing the house to a retail buyer. A broker fee is one of those costs, and you negotiate it in the listing agreement. This page does not state a commission percent. That number is not a statute, and it is not a Home Pros charge.
Price each row from the statement in front of you. Repairs after an inspection, and months of tax and insurance while a listing sits, change that net. An as-is cash sale skips the showing work.
| Line | Traditional listing | Cash sale to Home Pros |
|---|---|---|
| Owner's title policy | Often a seller line. Local custom varies. | Inside closing costs Home Pros pays. Confirm the offer. |
| Closing, escrow, or attorney fee | Contract or local custom. | Inside closing costs Home Pros pays. Confirm the offer. |
| Transfer tax or deed stamp | Statute names the tax. Contract or statute names who pays. | The tax can still be due. Confirm it is inside closing costs Home Pros pays. |
| Broker fee | Negotiated in the listing agreement. | No listing agreement on a direct purchase. |
| Prorated taxes, dues, or rent | Split by the days each side owned the house. | Same kind of split. Read the statement. |
| Mortgage and other lien payoffs | Paid from the price so the lien can be released. | Same payoff from the price. Not a separate fee. |
| Repairs and showings | Common after a buyer's inspection. | As-is purchase. You do not repair the house for showings. |
The right column is a company term, not a waiver of a state tax. If a statute names who is liable, the contract still has to say who writes the check.
Who pays title insurance and the closing fee?
Title insurance comes in two common forms, and they do not protect the same person. The CFPB TRID title-insurance factsheet dated June 9, 2020 says lender's title insurance protects a creditor against problems with title, and the creditor generally requires it. Owner's title insurance protects the consumer's financial investment in the home and is typically optional. When the buyer uses a mortgage and the creditor does not require the owner's policy, the cost is disclosed in the Other Costs table. If the seller pays for the owner's title insurance, the Closing Disclosure does not have to add the word "optional." That is Comment 38(g)(4)-2 in the factsheet.
A cash sale with no buyer mortgage does not produce that Loan Estimate. There is no lender's policy for a loan that does not exist. An owner's policy can still be bought so the new owner has title coverage. Who pays for it is a sentence in the purchase contract. The factsheet explains the label on a mortgage disclosure. It does not set the premium in your county, and it does not require the seller to pay.
The closing fee is a different line. It is what the title company or the closing attorney charges to prepare the deed, hold the money, and record. South Carolina and North Carolina are attorney-closing states, so that fee is often the closing attorney's. Texas closings commonly run through a title company. On a Home Pros purchase, Home Pros pays closing costs, which is how those seller-side lines are handled. Ask the closing agent to point at the seller column and match it to the offer before you sign.
Who pays Florida documentary stamps?
Florida documentary stamp tax is due on a deed that transfers an interest in Florida real property, whether or not the buyer uses a mortgage. The Florida Department of Revenue says the tax is paid to the county clerk or recording official when the document is recorded. If the deed is not recorded, the tax is paid to the department. All parties to the document are liable, no matter which party agrees to pay, under Section 201.02(1)(a), Florida Statutes. A contract can name who writes the check. It does not erase that shared liability.
Outside Miami-Dade, the rate is 70 cents on each $100, or portion, of the consideration. In Miami-Dade the deed rate is 60 cents per $100, plus a surtax of 45 cents per $100. Section 201.031 says that surtax is not due when the document transfers only a single-family dwelling. Consideration includes money and the balance of a mortgage on the property. The department's own example uses a $30,000 down payment and a $150,000 note in Escambia County. Tax is figured on $180,000, which is 1,800 units times $0.70, or $1,260. That figure is the department's example. It is not a Home Pros charge. On a Home Pros purchase, confirm the stamp sits inside the closing costs the company pays.
Who pays the South Carolina deed fee?
South Carolina charges a deed recording fee for the privilege of recording a deed that transfers realty. Section 12-24-10 sets the fee at $1.85 for each $500, or fractional part of $500, of the realty's value. Section 12-24-90 splits that amount into a state fee of $1.30 and a county fee of $0.55 for each $500. The clerk of court or register of deeds collects it and sends the state portion to the Department of Revenue.
Section 12-24-20 makes the fee the liability of the grantor. If there is more than one grantor, they are jointly and severally liable, and the grantee is secondarily liable. Subsection (B) flips that for some deeds, including a deed from the federal government, the state, or a political subdivision. Section 12-24-40 exempts some estate distribution deeds and other listed transfers. Read the exemption before you assume it applies. On a $100,000 value with no exemption, the statute math is 200 units times $1.85, or $370, of which $260 is the state portion and $110 is the county portion. That arithmetic is the statute, not a Home Pros fee. A cash deed is still recorded, so the fee can still be due.
Does Texas charge a transfer tax?
Article VIII, Section 29 of the Texas Constitution says that after January 1, 2016, no law may be enacted that imposes a transfer tax on a transaction that conveys fee simple title to real property. Voters added the section on November 3, 2015. The legislature's site shows constitutional text current through the amendments approved in November 2025.
The section does not prohibit a general business tax measured by business activity, a tax on mineral production, a tax on the issuance of title insurance, or a change in the rate of a tax that already existed on January 1, 2016. It does not publish a title premium or a closing-agent fee. Those charges, if the settlement statement lists them, are not a transfer tax. The Texas page is where sellers start for this state. A cash sale does not create a stamp the constitution bars, and it does not erase a title charge the statement still shows. Read the seller column.
What are prorations and unpaid liens?
A proration splits a recurring bill by the days each side owned the house. Property taxes, homeowners association dues, and rent when a tenant is in place are the usual items. Close on the 10th and you generally owe the days you owned it, while the buyer owes the rest of the period. The purchase contract sets the day-count method. There is no single federal proration rate on the CFPB mortgage form, and this page will not invent one. On a mortgage closing, buyer and seller amounts meet on the Closing Disclosure. On a cash closing, the same idea shows up on the settlement statement as a credit or a debit. Ask which tax year the bill covers and whether the number is an estimate.
Unpaid liens are debts, not a buyer service fee. A mortgage, a property-tax lien, a judgment, or an association lien is a claim on the title. The CFPB factsheet says owner's title insurance protects the consumer's financial investment from title issues and can require the insurer to defend the title. The practical step at closing is to pay the lien from the sale price so a release can be recorded. Florida's stamp page treats the unpaid mortgage balance as consideration for the transfer, including when a deed is given in lieu of foreclosure. Paying the loan does not, by itself, erase the stamp.
That payoff reduces cash to you if you list the house and if you sell it for cash. It is your debt. Home Pros does not publish a separate lien fee, and this page will not make one up. If a title search finds a lien you did not expect, get the payoff letter before you treat the offer as spendable cash. An offer that ignores a mortgage is not a net.
What changes when you sell to Home Pros?
Home Pros is the local cash buyer described here. Balint Holdings, LLC was founded in 2025. The company is veteran-owned and based in San Antonio. It buys the house as-is and pays closing costs. You do not paint, clean, or repair in order to ask for the offer. The written offer goes out within 24 hours after you send the address. The fastest close is 7 days. A typical close runs 14 to 30 days, on the seller's timeline.
Those terms come from the company proof file. They are not a quote of a title premium, a stamp, or any other dollar fee. The price in the offer starts from after-repair value, then subtracts repairs, margin, and holding costs. That formula is on how we calculate your offer. Put the price next to a listing net in the cash offer versus listing calculator before you pick a path.
Home Pros is BBB accredited. The Google listing shows a 4.9 rating from 98 reviews. Those facts identify who is on the contract. They do not set your price. Send the address on the cash offer form, or call (830) 510-1597. Service areas are on sell my house fast. The purchase overview is on we buy houses.
A direct purchase is not a listing agreement, so that contract does not contain a listing-broker fee. You still sign a deed. You still owe the disclosures your state requires. You still need any stamp or recording charge the statute imposes, paid the way the contract says. "Pays closing costs" means those seller-side charges sit in the Home Pros number, not in a separate bill you are asked to bring. If a line is unclear, ask before you sign.
How do you compare the net instead of the price?
Start with the price each path will actually pay. Then subtract only the lines you still pay. On a Home Pros offer, closing costs are paid by Home Pros, so the subtractions left are lien payoffs and any proration the statement assigns to you. On a listing, subtract the broker fee you agreed to, the seller lines the contract gives you, repairs you accept, and the months you carry the house. A larger sticker price can still net less once those lines are on the page.
Two local guides go further into the paper. The San Antonio selling-cost guide compares a cash net and a listing net for Bexar County, including how Texas title insurance and property tax timing show up. Texas sellers should also read the as-is disclosure guide before they sign, because a cash sale does not erase that statute. After you accept, what to expect when selling to a cash buyer walks through the steps that follow the offer.
Take three questions to the closing agent. Which lines are inside the closing costs the buyer pays? Which lines are prorations? Which lines pay off your liens? If the answers match the offer, you can set that net beside a listing. If they do not match, do not guess a number. This is education, not legal advice, and not a promise that one path nets more in your county. A real estate attorney or a licensed broker can read the contract with you.
Frequently asked questions
Do cash buyers pay closing costs?
Only if the purchase contract says the buyer pays them. Home Pros pays closing costs on its own purchases. That is a company term, not a rule for every cash buyer in every state. The CFPB Closing Disclosure is a mortgage form, so a sale with no new buyer loan uses the title company or closing-attorney statement. Read the seller column before you sign. This is not legal advice.
Can I sell my house with no seller fees?
You can ask for a contract in which the buyer pays the seller-side closing lines. Home Pros pays closing costs and buys the house as-is. A listing can still include a broker fee you negotiate, plus any stamp the statute assigns. Unpaid liens are payoffs from the price, not a buyer fee. Compare the written nets, not the headlines. This is not legal advice.
Who pays title insurance when there is no buyer mortgage?
The CFPB title factsheet says owner's title insurance protects the buyer's investment and is typically optional. Lender's title insurance protects the creditor and is generally required when there is a loan. A cash purchase has no new buyer mortgage, so there is no lender's policy for that loan. Who pays the owner's policy is a contract line. On a Home Pros purchase, Home Pros pays closing costs. This is not legal advice.
Does Texas charge a transfer tax when you sell a house?
Texas Constitution Article VIII, Section 29 says that after January 1, 2016, no law may be enacted that imposes a transfer tax on a fee-simple conveyance. The same section does not prohibit a tax on the issuance of title insurance. It does not set title premiums or closing fees. Those lines, if any, are on the settlement statement. This is not legal advice.
Who pays Florida documentary stamp tax on a deed?
Florida documentary stamp tax is due on a deed that transfers Florida real property. The Department of Revenue says all parties to the document are liable, regardless of who agrees to pay. The rate is 70 cents per $100 of consideration except in Miami-Dade, where the deed rate is 60 cents per $100. A cash sale does not remove the tax. This is not legal advice.
Do unpaid liens come out of a cash offer?
Yes, when the lien is still on the property. The price has to clear mortgages, tax liens, and judgments the title search finds, or the buyer does not receive clear title. Florida treats an existing mortgage balance as consideration for stamp tax. A payoff reduces your cash on a listing and on a cash sale. It is not an extra Home Pros fee. This is not legal advice.
How fast can Home Pros close, and who pays the costs?
Home Pros sends a written offer within 24 hours of the address. The fastest close is 7 days, and a typical close is 14 to 30 days, on your timeline. Home Pros pays closing costs and buys as-is. The offer is where you read the price and the close date. Ask the title company or a real estate attorney about any line you do not understand before you sign. This is not legal advice.
Sources
These are the pages cited above. They are not a legal opinion on your contract. Figures in the Florida example and the South Carolina arithmetic are statute or agency illustrations, not Home Pros fees.
- CFPB, What is a Closing Disclosure? Last reviewed May 2, 2023. Five-page mortgage form. The lender must provide it at least three business days before you close on the mortgage.
- CFPB title-insurance factsheet (June 9, 2020). Lender's policy protects the creditor. Owner's policy protects the buyer and is typically optional. A seller-paid owner's policy need not be labeled "optional" (Comment 38(g)(4)-2).
- Florida Department of Revenue, documentary stamp tax. Section 201.02(1)(a) and Section 201.031. All parties are liable. Rates: 70 cents per $100, or 60 cents in Miami-Dade, plus a surtax that skips a single-family dwelling.
- South Carolina Code Sections 12-24-10, 12-24-20, 12-24-40, and 12-24-90. Fee of $1.85 per $500, split $1.30 state and $0.55 county. The grantor is primarily liable.
- Texas Constitution Article VIII, Section 29. After January 1, 2016, no new transfer tax on a fee-simple conveyance. A tax on issuing title insurance is not prohibited. Added November 3, 2015.
Not legal advice. Company facts about Home Pros come from our proof file: founded in 2025, veteran-owned, based in San Antonio, BBB accredited, Google rating 4.9 from 98 reviews, written offer within 24 hours, fastest close 7 days, typical close 14 to 30 days, buys as-is, and pays closing costs. This page states no Home Pros fee in dollars. Read the offer in front of you.