Closing Cost Calculator
Enter Your Home Details
Fill in the purchase price and loan details to see a complete breakdown of estimated closing costs, including all fees, taxes, prepaids, and escrow deposits.
Important
This calculator is provided for general information only and is not financial, tax, or legal advice. Results are estimates and do not reflect your full circumstances, current rates, fees, or eligibility rules. Speak to a qualified professional before making a financial decision.
Estimate all closing costs for buying or selling a home
Welcome to our free Closing Cost Calculator, the most comprehensive tool for estimating the true cost of buying or selling a home. Whether you are a first-time homebuyer trying to understand how much cash you need at closing, a seller calculating your net proceeds, or a real estate professional helping clients plan their transaction, this calculator gives you a detailed breakdown of every fee involved. Closing costs are the fees and charges paid when a real estate transaction is finalized. For buyers, these costs typically range from 2% to 5% of the purchase price and include lender fees, title insurance, appraisals, inspections, prepaid taxes and insurance, and government recording fees. For sellers, closing costs usually total 8% to 10% of the sale price when including real estate agent commissions, plus transfer taxes, title insurance, attorney fees, and property tax prorations. Our calculator follows the official CFPB (Consumer Financial Protection Bureau) Loan Estimate structure, organizing buyer costs into Sections A through J. Section A covers origination charges including lender fees and discount points. Section B includes services you cannot shop for, such as appraisals and credit reports. Section C lists services you can shop for, like title insurance and home inspections. Sections E through I cover government fees, prepaids, escrow deposits, and other costs. This structure matches what you will see on your actual Loan Estimate from a lender. The calculator supports all major loan types: Conventional, FHA, VA, and USDA. Each loan type has unique closing costs. FHA loans require an upfront mortgage insurance premium (MIP) of 1.75% of the loan amount. VA loans include a funding fee ranging from 1.25% to 3.3% depending on your down payment and whether it is your first VA loan. USDA loans carry a 1% upfront guarantee fee. Conventional loans with less than 20% down payment require private mortgage insurance (PMI) with an initial escrow deposit. For sellers, the calculator computes net proceeds by subtracting all selling costs from the sale price, including agent commissions, transfer taxes, title insurance, attorney fees, property tax prorations, HOA fees, home warranty costs, and the outstanding mortgage payoff balance with accrued interest. Every fee in the calculator is editable, so you can adjust defaults to match actual quotes from your lender, title company, or real estate agent. The state selector automatically applies the correct transfer tax rate for all 50 states plus the District of Columbia. Transfer taxes vary dramatically from state to state, ranging from zero in states like Texas, Alaska, and Colorado to over 2% in states like Delaware and Pennsylvania. All calculations run entirely in your browser. No personal data is collected, stored, or sent to any server. Use these estimates as a starting point for your home buying or selling budget, and consult with your lender, title company, or real estate attorney for exact figures based on your specific transaction.
Understanding Closing Costs
Closing costs are the transactional fees charged when ownership of a property transfers from seller to buyer. They cover a wide range of services required to complete the transaction legally and financially.
Buyer Closing Costs Explained
Buyer closing costs typically range from 2% to 5% of the purchase price and fall into several categories. Lender fees include the origination charge (typically 0.5% to 1% of the loan amount) and any discount points purchased to lower the interest rate. Third-party fees cover appraisals, credit reports, flood certifications, and tax service fees that the lender requires. Title and settlement fees include the title search, lender and owner title insurance policies, attorney or settlement agent fees, and optional surveys or pest inspections. Government fees include recording fees and transfer taxes. Prepaids cover 12 months of homeowners insurance, daily interest from closing to month-end, and any upfront mortgage insurance premiums. Escrow deposits provide a cushion of 2-3 months of property taxes and insurance held by the servicer.
Seller Closing Costs Explained
Seller closing costs are often larger than buyers realize, typically totaling 8% to 10% of the sale price including real estate agent commissions. The biggest seller expense is the agent commission, which usually ranges from 5% to 6% of the sale price split between the listing and buyer agents. Transfer taxes vary by state and can be significant in states like Delaware (4%), Pennsylvania (2%), or New Hampshire (1.5%). Sellers may also pay for owner title insurance in some states, attorney fees, property tax prorations through the closing date, HOA transfer fees, home warranty coverage for the buyer, and negotiated repair credits or concessions.
Loan Type Impact on Closing Costs
Your loan type significantly affects closing costs. Conventional loans with less than 20% down require PMI, adding to both monthly costs and escrow deposits. FHA loans charge a 1.75% upfront mortgage insurance premium added to closing costs, plus ongoing monthly MIP. VA loans have a funding fee ranging from 1.25% for subsequent use with 10%+ down to 3.3% for subsequent use with less than 5% down, though some veterans are exempt. USDA loans charge a 1% upfront guarantee fee plus 0.35% annually. FHA and VA loans also require pest inspections in most states, adding a small additional fee.
Reducing Your Closing Costs
Several strategies can lower closing costs. Negotiate with the seller to pay a portion of your closing costs (seller concessions), which is common in buyer-favorable markets. Ask your lender about lender credits, where they offer a slightly higher interest rate in exchange for covering some closing costs. Shop around for title insurance and other services you are allowed to choose (Section C items). Compare loan estimates from multiple lenders. Consider closing at the end of the month to minimize prepaid daily interest. Some closing costs are negotiable, including origination fees, title insurance premiums, attorney fees, and home inspection costs. First-time homebuyers may qualify for state and local down payment assistance programs that also help with closing costs.
How to Use
Enter Your Home Details
Start by entering the home purchase or sale price and selecting your state. The state determines transfer tax rates and affects certain fee calculations. Choose whether you are calculating costs as a buyer, seller, or both.
Configure Loan Details (Buyers)
Enter your down payment, select your loan type (Conventional, FHA, VA, or USDA), choose your loan term, and enter the interest rate. Each loan type has different fees: FHA has an upfront MIP, VA has a funding fee, and conventional loans under 20% down require PMI.
Customize Individual Fees
Click Advanced to edit individual fees like appraisal, title search, attorney, and inspection costs. You can also set the closing date to calculate prepaid interest, add seller concessions or lender credits, and toggle the option to roll closing costs into your loan.
Review Your Results
View the complete cost breakdown organized by CFPB Loan Estimate sections. The results show total closing costs, cash needed to close, monthly payment estimates, fee comparisons by category, and for sellers, net proceeds after all deductions. Export to CSV or print for your records.
Frequently Asked Questions
What are typical closing costs for a home buyer?
Buyer closing costs typically range from 2% to 5% of the home purchase price. On a $350,000 home, you can expect to pay between $7,000 and $17,500 in closing costs. These include lender origination fees (0.5-1% of the loan), appraisal ($300-$700), title insurance, credit report fees, home inspection ($300-$600), attorney fees ($500-$1,500 in states that require them), government recording fees, transfer taxes (varies by state), prepaid homeowners insurance (12 months), prepaid daily interest, and escrow deposits for property taxes and insurance. The exact amount depends heavily on your location, loan type, and down payment amount.
How do closing costs differ by loan type?
Each loan type has unique costs. Conventional loans require PMI (about 0.5% annually) if the down payment is under 20%, with an initial 2-month escrow deposit. FHA loans charge a 1.75% upfront mortgage insurance premium on the loan amount, significantly increasing closing costs. VA loans have a funding fee ranging from 1.25% to 3.3% of the loan depending on down payment and usage history, though disabled veterans may be exempt. USDA loans charge a 1% upfront guarantee fee. Both FHA and VA loans also require pest inspections. Beyond these unique fees, the standard closing costs (title, appraisal, recording, etc.) are similar across all loan types.
What are seller closing costs and how much are they?
Seller closing costs typically total 8% to 10% of the sale price, with real estate agent commissions being the largest expense at 5% to 6%. Beyond commissions, sellers pay transfer taxes (0% to 4% depending on the state), title insurance in some states, attorney fees, property tax prorations through the closing date, HOA transfer fees, potential home warranty for the buyer ($300-$600), and repair credits or concessions. The remaining balance of the seller's mortgage, plus any accrued interest, is paid from the proceeds. After all deductions, the seller's net proceeds represent the actual money they receive from the sale.
Can I negotiate closing costs?
Yes, several closing costs are negotiable. The lender origination fee is often negotiable, especially if you shop multiple lenders. Title insurance premiums can vary between providers, and you have the right to choose your own title company for Section C services. Attorney fees and home inspection costs are shoppable. You can negotiate seller concessions, where the seller agrees to pay a portion of your closing costs, which is common in buyer-favorable markets. Lender credits are another option: the lender covers some closing costs in exchange for a slightly higher interest rate. Some fees like appraisal, credit report, recording, and transfer taxes are typically not negotiable.
What is the difference between prepaids and escrow deposits?
Prepaids and escrow deposits are both paid at closing but serve different purposes. Prepaids are costs you pay in advance for services you have already started using. Prepaid homeowners insurance covers your first year of coverage (12 months), and prepaid daily interest covers the days between closing and the end of that month. Escrow deposits are a cushion held by your mortgage servicer to pay future bills on your behalf. Typically, you deposit 2-3 months of property taxes and 2 months of homeowners insurance into escrow. Each month, part of your mortgage payment refills the escrow account. Both are required by most lenders but are not fees you lose — they pay for insurance and taxes you would owe regardless.
How do state transfer taxes affect closing costs?
State transfer taxes can dramatically change your closing costs. Some states like Texas, Alaska, Colorado, Idaho, and Montana charge no transfer tax at all. Others have substantial rates: Delaware charges 4% (2% state + 2% local), Pennsylvania charges 2% (1% state + 1% local), New Hampshire charges 1.5%, and Washington charges 1.1% to 3% on a graduated scale. Most states fall between 0.1% and 0.5%. On a $400,000 home, a 2% transfer tax adds $8,000 to closing costs, while a state with no transfer tax saves that entire amount. Transfer taxes are typically paid by the seller but customs vary by state and locality, and everything is negotiable in the purchase contract.