Although "everything is negotiable", there are closing cost customs which vary from state to state and even from city to city.  In Las Cruces there is a certain schedule of closing costs which seems to occur the most frequently.  Of course, the amount of the offer and the type of transaction will greatly influence whether or not this pattern is followed. 

In a standard situation where a buyer is taking out a conventional loan with a 20% downpayment, the closing costs schedule is likely to appear as follows:

Notice that the buyer is paying for all loan related costs, minus the flood zone certification, as well as the pre-paids required by the lender.  The buyer and seller are splitting the title company's closing fee, each is paying their own recording fees, the seller is paying for the title binder and title insurance, the buyer is paying for the bank's mortagee policy, the seller is paying for the survey, the buyer is paying for impact fees (more on this later), and the seller may or may not agree to pay for a Home Warranty Contract, but this schedule is proposing that they do.  In certain cases, the seller may already have a Home Warranty in place, which covers the seller during the listing period, and then 12 to 13 months for the buyer (This is only possible when the seller actually occupies the property).

In the case of a low-ball offer, it is less likely that the seller will pay for extra items like the Home Warranty.  In fact, the most common result of a low offer is that the seller will refuse to pay for any repairs as a result of the Home Inspection Report. 

If the offer is generous, the buyer may have more latitude in having the seller pay for loan related costs, Home Warranty and other buyer related costs.

Having said all that, it is important to know that when making an offer, that's exactly what you're doing.  The worst thing a seller can say is no, but many times, they say yes!

If you have questions about any of these costs, please call or email me and I'll do my best to help you understand them.