Closing Costs Calculator
Estimate what you'll pay in closing costs when buying a home. Figures are based on US averages — your lender's Loan Estimate will have exact numbers.
Your purchase details
Uses a 0.1% national-average transfer tax. Pick your state for state-level transfer and mortgage taxes.
State-level taxes only (as of October 2026). Many counties and cities add their own transfer taxes, which are not included.
Cost breakdown
What are closing costs?
Closing costs are fees paid when a real estate transaction is finalized — separate from your down payment. They cover services from lenders, title companies, attorneys, and government agencies. In the US, buyers typically pay 2–5% of the purchase price in closing costs, which on a $400,000 home means $8,000–$20,000 in cash needed at the table in addition to your down payment.
Who pays closing costs — buyer or seller?
Buyers pay most closing costs, particularly lender fees, title insurance, and prepaid items. Sellers typically cover real estate agent commissions (not included in this calculator) and sometimes transfer taxes depending on the state.
In a buyer's market, it's common to negotiate seller concessions — where the seller credits you money at closing to cover some of your costs. Conventional loans allow up to 3–9% in seller concessions depending on your down payment; FHA allows up to 6%.
Which closing costs are negotiable?
Lender fees — origination, underwriting, and application fees — are the most negotiable, especially if you have strong credit or are comparing multiple lenders. Third-party services like title search and home inspection can be shopped around independently. Government recording fees and transfer taxes are set by law and cannot be negotiated.
Can closing costs be rolled into the loan?
Sometimes. FHA and VA loans allow certain fees to be financed into the loan amount. Some conventional lenders offer "no-closing-cost" mortgages where fees are absorbed into a slightly higher interest rate. Rolling costs into the loan reduces cash needed upfront, but means you pay interest on those fees for the life of the loan.
Frequently asked questions
Most closing costs are not directly deductible in the year paid. However, mortgage points (prepaid interest paid at closing) may be deductible if you itemize deductions. Prorated property taxes paid at closing are also deductible. Consult a tax professional for your specific situation.
Your lender must provide a Loan Estimate within 3 business days of your mortgage application. Three days before closing, you'll receive a Closing Disclosure with final figures. Compare the two carefully — certain fees cannot increase at all, while others are capped at a 10% increase from the estimate.
Yes, significantly. State transfer taxes range from zero in states like Texas to 1%–2.5% in Pennsylvania, New Hampshire, and Delaware (before local add-ons), and customs differ on whether the buyer, the seller, or both pay. Some states also tax the mortgage itself — for example New York's mortgage recording tax or Florida's doc stamps and intangible tax on the note. Select your state above to include state-level transfer and mortgage taxes (only your customary share is counted). County and city transfer taxes are not included, and other fees — plus the property tax escrow — still use national averages. Several states (including New York and Georgia) also require an attorney at closing.
FHA loans add an upfront mortgage insurance premium (MIP) of 1.75% of the loan amount — a significant extra cost. On a $320,000 loan, that's $5,600 added to closing. VA loans for eligible veterans add a funding fee instead of mortgage insurance — 2.15% of the loan for first use with under 5% down, dropping to 1.5% with 5% down and 1.25% with 10% down. Conventional loans with 20% down avoid both of these fees entirely.
Educational purposes only. Results are estimates based on your inputs and general assumptions. Actual rates, costs, and terms will vary. Learn about our methodology →