Is earnest money a closing cost?

No. Earnest money is a deposit that holds the home, and the written terms say how it is applied at closing.

Do I pay a real estate agent's commission?

No. You buy directly from Golden Path Homes, so there is no buyer's agent commission for you to pay.

Are property taxes due at closing?

Property tax for the year is prorated between buyer and seller, and the title company handles it on the settlement statement.

Are closing costs included in the down payment?

Published October 7, 2026 · By Marcus Saldana, Founder, and Talyn Jones, Managing Partner, Golden Path Homes

No. Closing costs are separate from the down payment. The down payment goes to the home; title and recording fees are paid on top at closing. There is no lender, so there are no bank origination fees, appraisal fees or mortgage insurance. Our team gives you the full number before you sign.

As of October 8, 2026: 119 homes in 25 states, down payments from $10,000 to $60,000.

What closing costs are there on an owner-financed home?

The title company's closing fee, for handling the closing and the money.
The title search and title policy, which confirm the home is free to sell.
The county recording fee, which puts the deed in your name on public record.
Prorated property tax, so each side pays its share of the year.

What closing costs are not there?

Loan origination fees, because there is no bank making the loan.
An appraisal fee, because there is no lender ordering one.
Mortgage insurance, up front or monthly.
Lender underwriting and processing fees.
Discount points to buy down the rate, because the rate is already fixed from 4.9% to 6.5%.

When do I find out the exact amount?

Before you sign. Our team gives you the full number for your home, down payment plus closing costs, before you commit to anything. Ask our team any question about a line item at any point before closing. Close to closing day the title company prepares a settlement statement that lists every line, and you see it before you bring funds.

Can closing costs be rolled into the loan?

Closing costs are paid at closing. If that is a problem, talk to our team before you sign. Can the down payment be split? covers how that conversation goes for the down payment.

Who pays what at a Golden Path Homes closing?

As the buyer you bring the down payment plus the buyer-side title and recording fees, and the written terms say how your earnest money is applied at closing. The written agreement spells out which side pays each fee, and the settlement statement shows it line by line. At the end of it the deed is recorded in your name, and closing can happen in as little as 14 days. On the homes available today, down payments run from $10,000 to $60,000.

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