Which closing costs are negotiable, and which are fixed?

Lender-controlled fees are the most negotiable: origination charges, application fees, underwriting fees, and rate-lock or processing fees can often be reduced or waived, especially if you have competing offers. You can also shop for services like title insurance, the closing agent, and the home inspection, which the lender must let you choose from a provider list. Third-party and government fees are essentially fixed: appraisal costs, credit report fees, recording fees, and transfer taxes set by your state or county. Prepaid taxes and insurance are not negotiable but simply reflect your actual bills. Compare section A (lender fees) and section C (services you can shop for) across Loan Estimates, and ask the seller for concessions to cover part of the total.