Closing costs are the line items a buyer pays at signing that are not the home itself and not the down payment. In Simi Valley and the rest of Ventura County, a buyer should plan on roughly two to three percent of the purchase price for total closing costs, not counting the down payment. The calculator on this page walks through each line -- title insurance, escrow fee, county transfer tax, recording fees, lender fees, prepaid interest, prepaid homeowners insurance, prepaid property tax, and HOA setup if applicable -- and shows the math behind each one. Results are estimates only. Final numbers come from the Loan Estimate your lender provides within three business days of application and the Closing Disclosure issued three business days before signing.
What this calculator does (and what it doesn't)
This tool estimates the buyer's side of a Simi Valley closing. It uses Ventura County conventions and California statewide defaults -- the $1.10 per $1,000 county documentary transfer tax, mid-market title and escrow rates, and typical lender origination ranges for a conventional purchase loan in May 2026. It does not model VA funding fees, FHA upfront MIP, USDA guarantee fees, jumbo overlays, or any city-specific transfer tax (Simi Valley has none beyond the county rate, but Los Angeles, Culver City, Santa Monica and others do).
It also does not know your specific lender's pricing, your title company's exact filed rate, or the precise day-count of prepaid interest based on your close date. Treat the output as a planning estimate. The binding number is the Closing Disclosure your lender issues three business days before signing.
The math behind the numbers
Each line in the calculator follows a published or negotiated formula. Here is what each one is doing under the hood:
County documentary transfer tax is set by California statute at $1.10 per $1,000 of consideration ($0.55 per $500). On an $885,000 sale, that is $885 * 1.10 = $973.50. Simi Valley does not add a city transfer tax. By Ventura County custom the seller usually pays this, but it is negotiable.
Title insurance -- the buyer typically pays for the lender's policy (ALTA loan policy) while the seller pays for the owner's policy in Ventura County. Rates are filed with the California Department of Insurance. As a planning figure the lender's policy runs roughly $400 to $900 depending on loan size.
Escrow fee in Southern California is split between buyer and seller. The Ventura County base is roughly $2 per $1,000 of price plus a fixed base fee of $250 to $400, then split. The calculator uses $1.10/$1,000 + $250 base for the buyer half as a midpoint.
Recording fees at the Ventura County Recorder are a small fixed charge per document, typically $90 to $175 total for the deed, deed of trust and assignment.
Lender fees vary the most. A typical conventional loan in 2026 carries an origination of 0.5 to 1.0 percent of the loan plus underwriting, processing, credit report, flood cert and appraisal. The calculator uses 1 percent of the loan plus $1,200 in fixed third-party fees as a midpoint estimate.
Prepaid interest covers the days between funding and the first full month. With a typical mid-month close, plan on ~15 days of interest. Formula: loan * (rate / 365) * days. On a $708,000 loan at 6.75% for 15 days = $1,964.
Prepaid homeowners insurance -- California lenders typically require the first 12 months paid at closing plus 2 months in the impound account. For Simi Valley plan on roughly 0.35-0.50% of home value for a baseline policy outside the highest fire zones; the calculator uses 0.45% as a midpoint.
Property tax prorations -- you reimburse the seller for property tax they paid covering days you will own the home, or the seller credits you. Plus the lender funds 2-6 months in the impound. The math is: annual tax / 365 * days owed.
HOA setup -- if the home is in an HOA, expect a transfer/document fee of $300 to $750 plus a small working-capital contribution. Set to $0 if none.
Try the calculator
Enter your numbers below for a quick estimate. The calculator runs entirely in your browser -- nothing is saved or transmitted. Confirm every line with your lender and escrow officer before relying on the result.
Estimate only. Final numbers come from your lender Loan Estimate and Closing Disclosure. Confirm with lender + escrow.
A worked example: $885,000 Simi Valley home, 20% down
Take the May 2026 Simi Valley median: a single-family home at $885,000, conventional 30-year loan at 6.75 percent, 20 percent down. Loan amount is $708,000. Annual property tax of $10,178 (1.15 percent of price). Mid-month close, ~15 days prepaid interest, no HOA.
Line by line: County transfer tax $973.50 (often paid by seller in Ventura County, but treat as a buyer line if negotiated). Title lender policy ~$650. Buyer-half escrow $1,224. Recording $125. Lender fees 1% of loan ($7,080) + $1,200 third-party = $8,280. Prepaid interest = $708,000 * (0.0675/365) * 15 = $1,964. Homeowners insurance ($885K * 0.45%) = $3,983. Property tax impound 3 months = $2,545. HOA setup $0.
Total buyer cash to close beyond the down payment: roughly $19,744, or about 2.2 percent of the price. That is in line with the 2-3 percent rule of thumb. Add the $177,000 down payment and total cash at signing is ~$196,744.
What buyers typically forget
- Inspection costs paid before closing -- general home inspection ($450-$650), termite ($85-$150), sewer scope ($200-$300), pool ($200), chimney ($150). These are out of pocket and not on the Closing Disclosure.
- Appraisal fee -- the lender orders it but you pay roughly $700-$900 up front by credit card.
- HOA transfer and document fees -- in Wood Ranch master + sub-association can be two separate fees totaling $500-$900.
- Earnest money -- 1-3% deposited into escrow at offer acceptance, applied to closing costs at signing. Not an extra cost, but it ties up cash.
- Buyer agent compensation -- post-NAR settlement (August 2024) buyer agent compensation is negotiated in your Buyer Representation Agreement. If the seller is not offering full compensation, the gap becomes a buyer line item.
- City transfer tax -- not in Simi Valley, but if you buy in LA City, Culver City, Santa Monica, or Berkeley the rate stacks on top of the $1.10 county tax. LA Measure ULA can be 4-5.5% on sales over $5.15M.
How this maps to your Loan Estimate and Closing Disclosure
Federal TRID rules (TILA-RESPA Integrated Disclosures) give every borrower two standardized forms. Within three business days of a complete loan application, the lender must issue a Loan Estimate (LE). Three business days before signing, the lender must issue the Closing Disclosure (CD).
Compare the LE and CD side by side. Sections A (origination charges) and C (services you can shop) carry tolerance protection -- the lender can only increase those amounts under specific circumstances. Section B (services you cannot shop) has a 10 percent aggregate tolerance. Section E (taxes and government fees) and the prepaid sections do not have hard tolerances because they depend on close date and tax cycle.
If the CD shows a line that did not appear on the LE or is materially higher, ask your lender to walk you through the change. The CFPB Loan Estimate Explainer linked in the sources at the bottom of this page is the best general-purpose guide.
Simi Valley-specific cost factors
Two cost factors hit Simi Valley harder than other Ventura County submarkets and the calculator above does not automatically include them:
Mello-Roos (CFD) assessments -- neighborhoods like Big Sky and parts of Sycamore Grove carry annual CFD assessments on top of the base 1.0% property tax. Big Sky homes commonly see $2,500-$4,500 per year in CFD. This increases the property tax line, which increases the impound, which increases cash to close. See the Mello-Roos lookup to verify your tract.
Wildfire-zone insurance -- properties in CAL FIRE high or very high fire hazard severity zones (including portions of Wood Ranch, Big Sky, Long Canyon and the hillside edges) may carry insurance premiums that are 2-4x a baseline policy, or require a CA FAIR Plan policy. See the insurance estimator for a planning figure.
When to confirm with a professional
Use this calculator for budget planning -- to decide whether a price range fits, to set the right earnest money, to compare two homes side by side. Do not use it to wire funds.
Your lender gives the binding Loan Estimate and Closing Disclosure. Your escrow officer at the title/escrow company calculates exact prorations based on the close date. Your CPA can advise whether origination points are deductible in your tax situation. Your insurance broker binds the actual homeowners policy and tells you the real annual premium. If you are buying a home in Simi Valley and want a second set of eyes on your Loan Estimate, I am happy to look at it with you.
Closing cost differences between loan types
The base buyer closing cost calculator above is built around a conventional purchase. Other loan types in Simi Valley move the math meaningfully. Knowing which category your loan falls into changes how you should read the output:
Conventional 80% LTV -- baseline. The calculator default. ~2.0-2.3% of price in true closing costs once you include all prepaids. No PMI, no upfront mortgage insurance.
Conventional 90% LTV (10% down) -- adds monthly PMI, which is not on the closing statement but raises monthly carrying cost. PMI runs 0.3-1.0% of loan annually for most borrowers; it falls off automatically at 78% LTV per the Homeowners Protection Act of 1998. Some borrowers prefer lender-paid PMI (LPMI) which folds into the rate.
FHA -- requires an upfront mortgage insurance premium (UFMIP) of 1.75% of the loan, financed into the loan amount. Plus annual MIP of 0.55% (most FHA loans, post-2023 reduction). On an $830,000 FHA loan that is ~$14,525 UFMIP added to the loan balance and ~$380/month in annual MIP. FHA county limit for Ventura County in 2026 is approximately $1,089,300 for a single-family.
VA -- no down payment required, no monthly mortgage insurance. The VA funding fee replaces those: 2.15% of loan for first-use, 3.30% for subsequent use (waived for disabled veterans). Funding fee can be financed. Plus VA has its own appraisal process and tighter property condition standards (termite, roof, working systems).
Jumbo -- in 2026 the Fannie Mae conforming limit in Ventura County is approximately $1,089,300. Above that you are in jumbo territory. Jumbo lender fees are generally similar to conventional on a percentage basis but underwriting standards are stricter -- 20% down minimum (often 25% for second homes), 6-12 months reserves, lower DTI ceilings.
Non-QM (bank statement, asset depletion, DSCR) -- meaningfully higher fees, often 1.5-3% origination plus larger third-party costs. Used by self-employed buyers and investors who do not fit conventional underwriting. Plan on closing costs of 4-5% of price in this lane.
Earnest money, contingencies, and how they fit
Earnest money deposit (EMD). In Simi Valley a typical EMD is 1-3% of the purchase price, wired into escrow within 3 business days of accepted offer per the CA Residential Purchase Agreement (RPA). It is not extra money -- it credits to your closing at the table. But it ties up cash, and if you breach the contract after contingencies are removed you can lose it.
Liquidated damages clause. The RPA includes an optional liquidated damages provision capping seller's recovery on a buyer default at 3% of the price. Both parties must initial to make it binding. Without it, the seller can pursue actual damages, which can exceed the EMD.
Contingency removal schedule. The CA RPA default is 17 days for inspection, 21 days for loan, 17 days for appraisal. Until those are actively removed in writing (per AB 1755 since 2023, contingency removals must be active not passive), your EMD is still protected. Plan your inspections and appraisal order accordingly.
Seller credits, lender credits, and how they reduce cash to close
Two negotiated levers can dramatically reduce the cash a buyer brings to the table. They show up on the Closing Disclosure but are often misunderstood.
Seller credits. The seller agrees in the purchase contract to credit the buyer a specific dollar amount toward closing costs. The buyer's cash needed at the table drops by that amount. The lender's loan size is unchanged (the seller credit cannot exceed actual closing costs -- excess credits become price reductions on the contract). Conventional limits on seller credits: 3% of price for owner-occupied with less than 10% down, 6% for 10-25% down, 9% above 25% down. FHA caps at 6%. VA caps seller-paid concessions at 4% of price plus standard closing costs above that.
Lender credits. The lender quotes a higher interest rate and in exchange credits cash toward closing costs. Math: every 0.25% higher in rate generates roughly 1% of loan amount in credit. On a $708K loan, taking a 7.0% rate instead of 6.75% might generate ~$7,000 in lender credit. The trade-off is higher monthly payment for lower upfront cash. Break-even depends on hold horizon.
Discount points (the reverse). Pay cash up front to buy down the rate. Each point is 1% of loan amount and typically lowers the rate by 0.20-0.30%. On a $708K loan, one point is $7,080 for ~0.25% rate reduction. Break-even is usually 4-6 years at typical pricing -- only buy points if you are confident in long-term ownership at the rate.
When evaluating two competing Loan Estimates, the right comparison is total cost over your expected ownership period (P&I plus upfront cost), not headline rate. Page 3 of the LE has the '5-year total' field for exactly this comparison.
Wiring funds: avoiding wire-fraud loss at the closing table
Real estate wire fraud is the largest single source of real-estate-related cybercrime loss in the US, with FBI IC3 data showing over $500M in reported losses annually. The pattern is always similar: a hacker compromises an email account in the escrow chain (buyer, agent, escrow officer) and sends fake wiring instructions just before close.
Two protections every Simi Valley buyer should use: (1) Always call the escrow officer at a phone number you independently verified (from the company's main website, not from the wire-instructions email) to verbally confirm wire instructions before sending. (2) Have your bank do a same-day verification -- many large banks now offer to call the receiving bank to confirm the beneficiary name matches the account.
If you suspect fraud after wiring, call the FBI IC3 (ic3.gov) within 24 hours -- the IC3 has a Financial Fraud Kill Chain that can sometimes recover funds if reported quickly. Also call the sending bank immediately.
Frequently Asked Questions
What are typical buyer closing costs in Simi Valley?
Plan on 2 to 3 percent of the purchase price. On the May 2026 median of $885,000 that is roughly $17,700 to $26,550. Largest line items are lender fees, title insurance, and the first year of prepaid homeowners insurance.
Who pays the county transfer tax in Ventura County?
By custom the seller pays the $1.10 per $1,000 California documentary transfer tax in Ventura County, but it is fully negotiable in the purchase contract. Simi Valley does not add a city transfer tax.
Does the buyer pay for title insurance in Simi Valley?
The buyer typically pays for the lender's title policy (ALTA loan policy) and the seller pays for the owner's title policy in Ventura County. This is regional custom -- in Northern California the practice flips.
How much should I expect in lender fees?
A conventional purchase loan in 2026 typically carries lender fees of roughly 1 percent of the loan amount plus $800-$1,500 in fixed third-party fees (credit report, flood cert, appraisal). Origination points are optional and lower your rate.
How is prepaid interest calculated?
Loan amount times (annual rate divided by 365) times the days from your funding date to the end of the month. A mid-month close means ~15 days of prepaid interest. On a $708,000 loan at 6.75% that is about $1,964.
What is the difference between a Loan Estimate and Closing Disclosure?
The Loan Estimate (LE) is issued within 3 business days of a complete loan application; it is a planning document. The Closing Disclosure (CD) is issued 3 business days before signing and is the binding number. Federal TRID rules limit how much certain LE line items can change before the CD.
Can the seller pay my closing costs?
Yes -- seller credits toward buyer closing costs are common in Simi Valley negotiations. Conventional loans cap seller credits at 3 percent of the price for owner-occupied with less than 10% down, 6 percent for 10-25% down, and 9 percent above 25% down. FHA caps at 6%.
Are Mello-Roos included in this calculator?
Partly -- if your annual property tax field already includes the CFD assessment, then yes. Otherwise enter your true total annual tax (base + CFD) in the property tax field. The Mello-Roos lookup linked below shows typical CFD amounts by tract.
