Lender fees
Origination fee, underwriting fee, processing fee, and (when chosen) discount points. These are direct lender charges and often the most negotiable section of the Loan Estimate.
Third-party fees
Appraisal, title insurance (lender's and owner's), settlement/closing agent, credit report, flood certification, recording fees, and any survey or pest inspection required by the lender or program. These pass through to outside vendors.
Prepaid items and escrow
Property taxes and homeowners insurance prepaid into escrow, plus per-diem interest from your closing date to month-end. These are not 'fees'; they're amounts you'd owe anyway, collected up front.
Levers that lower out-of-pocket cost
Seller credits (negotiated in the purchase contract), lender credits in exchange for a slightly higher rate, gift funds for closing costs on most programs, and program-specific assistance like FHA + DPA pairings. We model these tradeoffs with you.