Maybe it depends on the market or how desperate they are for your business? I ended up shopping around more aggressively instead, and found a credit union with way lower baseline fees.
Shopping around has definitely saved me from getting burned by those “surprise” fees, but I get what you’re saying—sometimes it feels like the lenders just aren’t interested in negotiating at all. I’ve had a few just flat-out tell me their rates and fees are “standard,” which always makes me wonder if that’s actually true or just code for “we don’t want to bother.”
You mentioned finding a credit union with better baseline fees. Did you notice any trade-offs, like slower processing or less flexibility on loan terms? I keep hearing that credit unions are cheaper but maybe not as fast or tech-savvy as the big banks. I’m trying to figure out if the lower fees are worth it if it means more paperwork headaches.
Also, when you talk about “hidden costs,” what tripped you up the most? For me, it was the appraisal fee being way higher than the estimate, plus some random “processing” charge that popped up right before closing. Makes me wonder—are there any legit ways to get a lender to lay out every single fee upfront, or is it always a bit of a guessing game until you’re deep into the process?
Kind of feels like the Dallas market is so hot right now that lenders know they don’t have to budge much. But maybe that’s just my experience. Curious if anyone else has actually managed to negotiate anything down lately, or if it’s just about picking the least-bad option and hoping for no last-minute surprises.
I’ve been down this rabbit hole for the last couple months, and honestly, I’m not convinced there’s a “right” answer—just a bunch of trade-offs you have to pick from.
- Credit unions: I did end up going with one because their origination fees were way lower than the big banks. But yeah, the process was slower. Like, I’d email a question and sometimes not hear back for a day or two. Their online portal looked like it was built in 2008. Not a dealbreaker, but if you’re the type who wants instant updates or slick apps, it might get on your nerves.
- Loan terms: Mine was pretty standard (30-year fixed), but they weren’t super flexible about customizing stuff like payment schedules or closing dates. The big banks seemed more willing to work with me on that, but at a price.
- Hidden costs: The “processing fee” thing got me too. Plus, my credit union charged a courier fee for sending docs to the title company, which I didn’t even know was a thing. I tried to get a full fee sheet up front, but it was always “subject to change.” The only thing that helped was getting a Loan Estimate from each lender and comparing line by line. Still, some stuff didn’t show up until the Closing Disclosure.
- Negotiating: I tried. Most places in Dallas just shrugged and said “these are our rates.” I did get one lender to drop their application fee after I showed them a competitor’s offer, but that was about it. The market’s just too hot for them to care, I guess.
If you’re worried about paperwork headaches, just be ready for some back and forth. I had to scan and re-send the same docs twice because their system glitched. Annoying, but not the end of the world.
Honestly, unless you’re in a huge rush or need a super custom loan, the lower fees at credit unions are probably worth a little extra hassle. Just triple-check every document and don’t be afraid to ask “what is this charge?” every single time something new pops up. It’s exhausting, but better than getting blindsided at closing.
It’s wild how those “surprise” fees sneak in, right? I’ve seen clients get tripped up by courier charges or “doc prep” fees that never came up until the last minute. Makes you wonder—did anyone actually read the whole fee sheet? I always tell people to ask for a full breakdown, but even then, stuff can pop up on the Closing Disclosure. Ever notice how some lenders just shrug if you push back on charges? Drives me nuts. That said, I get why people go with credit unions for the lower costs, but man, chasing down answers can get old fast. Have you ever had a lender actually waive a fee without you showing them a competitor’s offer? I rarely see it happen anymore...
Yeah, the “doc prep” fee gets me every time—like, what exactly are they prepping that costs $150? I’ve tried pushing back, but unless I’ve got a competitor’s offer in hand, it’s usually a hard no. One time, though, I just asked if there was any “wiggle room” on the fees and the lender knocked off a small admin charge, but nothing major. Curious if anyone’s had luck just being persistent or if it always comes down to showing another quote...
Honestly, I’ve seen folks get those fees reduced just by being stubborn, but it’s rare. Most lenders treat them as non-negotiable, even though half the time it feels like they’re just printing out a few forms. The only time I saw a real break was when a client was willing to walk away—suddenly, $150 wasn’t such a big deal to them. If you’re not in a rush, shopping around is still your best leverage. Otherwise, you’re probably stuck paying for “paperwork” that takes five minutes.
