Closing costs are steep

[Chloe F Holmes]

Hi all,

my husband and I are in the process of settling a Short Sale purchase in Maryland. It's $99k purchase price with Seller's side covering legal and title transfer (provided we pay $3,500??).

Our lender has come back with a closing estimate of $10,728 (incl $3,500 above but excl title transfer). This seems super high as everything I've read says closing costs should be avg 2-5% of purchase price? Also..it includes both origination points @ 2.25% and an origination fee of approx $1.3k from memory.

What are we missing here? Is everything so high because a) location and b) the house is pre-foreclosure?

Any thoughts would be much appreciated.

Thanks so much,