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Closing Costs Calculator — No Surprises at the Closing Table

Know exactly how much cash you need to close before you make an offer. Get an itemized breakdown in under a minute.

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Educational calculators — always consult a licensed professional before making financial decisions.

Your purchase

01Home price

The agreed purchase price. Title insurance and the prepaid property tax in this estimate are both worked out from it.

What is the home purchase price?

Enter the full purchase price of the property.

$10K$10M

Which state is the home in?

Adds the buyer's share of that state's transfer and mortgage taxes.

No state transfer or mortgage tax is added.

02Down payment

Enter dollars or switch to a percentage. The origination fee and any FHA or VA fee are charged on the loan that is left.

$80,000 of home price

0%40%

Loan amount $320,000

03Loan type

FHA adds a 1.75% upfront premium and VA a funding fee of 1.25%–3.3% (by down payment and prior use; $0 if exempt) on the loan amount. A conventional loan adds neither.

What type of loan are you using?

FHA and VA loans have specific upfront costs.

Standard loan backed by Fannie Mae/Freddie Mac. No upfront mortgage insurance premium.

Total Cash Needed at Closing

$88,225

Down payment + closing costs

Closing costs$8,225 (2.6% of loan)

Down payment$80,000 (20.0% of price)

Where Your Money Goes

Loan Origination Fee29%

$2,400 – $2,400

Appraisal Fee6%

$500 – $500

Title Insurance24%

$2,000 – $2,000

Title Search & Exam4%

$300 – $300

Home Inspection5%

$400 – $400

Prepaid Property Tax (2 months)10%

$800 – $800

Prepaid Homeowners Insurance15%

$1,200 – $1,200

Recording Fees2%

$125 – $125

Escrow / Attorney Fees6%

$500 – $500

Cost Breakdown

Loan Origination Fee$2,400

Appraisal Fee$500

Title Insurance$2,000

Title Search & Exam$300

Home Inspection$400

Prepaid Property Tax (2 months)$800

Prepaid Homeowners Insurance$1,200

Recording Fees$125

Escrow / Attorney Fees$500

Total Closing Costs$8,225

Based on

Home price$400,000

Loan amount$320,000

Down payment$80,000

Loan typeConventional

Closing cost estimates are approximate. Actual costs vary by lender, location, and loan type. Ask your lender for a Loan Estimate document with exact figures.

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How it works

Enter the purchase price and down payment

Your home's contract price and down payment set the loan amount most closing cost line items are based on.

Choose your loan type

Conventional, FHA, or VA — FHA and VA each add a loan-specific upfront fee (MIP or the funding fee) on top of the shared line items.

Review itemized costs

Get a full breakdown of lender fees, title, escrow, and prepaid items — a flat national estimate; see below for what varies by state and isn't in this total.

What you'll need

·Home purchase price
·Down payment amount
·Loan type (Conventional, FHA, or VA)

What's included

✓Loan origination fee — ~0.75% of loan amount
✓Title insurance — ~0.5% of home price
✓Appraisal fee — $400–$600
✓Home inspection — $300–$500
✓Prepaid property tax — 2 months escrow
✓Prepaid homeowners insurance — 1 year upfront
✓FHA / VA loan fees — If applicable
✓Recording & title search — Government fees

The 0.5% used for title insurance here is one national figure applied to every state. Three states set a mandatory rate by law and one has no private title market at all — price your own owner's and lender's policy by state.

The $300–$500 for home inspection covers the general inspection only, and it is paid to the inspector weeks before closing rather than at the table. Radon, a sewer scope and a termite report are booked and billed separately, and can cost more than the inspection itself — price the inspection and its add-ons by home size.

Closing on the new home before the old one sells? The down payment and these closing costs all come due before your sale proceeds arrive. A bridge loan covers that gap, but it is priced in points rather than a flat fee, so a 10% quote can work out near 18% a year over six months. The bridge loan calculator works out the all-in cost and whether the combined loan-to-value ceiling will even cover your down payment.

Typical Closing Cost Breakdown

Cost Item	Typical Range
Loan origination fee	0.5–1% of loan
Appraisal fee	$400–$700
Title insurance	$700–$2,000
Escrow / settlement fee	$500–$1,500
Prepaid interest	0–30 days of interest
Property tax escrow	2–3 months

Total closing costs typically run 2–5% of the purchase price.

By RealCost Editorial TeamReviewed by RealCost Editorial TeamLast updated July 26, 2026 with July 2026 data

The CFPB says buyer closing costs typically run 2%–5% of the purchase price. On the $440,600 national median home that is roughly $8,800 to $22,000 — on top of your down payment — covering lender, title, government, and prepaid escrow items.

How much are closing costs on a $440,600 home?

Using the National Association of Realtors June 2026 median price of $440,600, the CFPB's 2%–5% range puts closing costs between about $8,800 and $22,000. Industry data from CoreLogic's ClosingCorp (via Bankrate) puts the national average nearer $6,000 for lender and title fees, but that figure excludes many transfer taxes and prepaid items, which is why the CFPB's percentage range runs higher.

Closing costs at 2%–5% of price

Home price	2%	3.5%	5%
$300,000	$6,000	$10,500	$15,000
$400,000	$8,000	$14,000	$20,000
$440,600	$8,812	$15,421	$22,030
$500,000	$10,000	$17,500	$25,000

Buyer closing costs as a share of purchase price, per CFPB's 2%–5% guideline. Excludes the down payment.

What's actually in closing costs

The CFPB groups closing costs into lender charges, third-party services, government fees, and prepaids. A representative breakdown:

Representative closing-cost line items

Item	Typical range
Loan origination / points	0.5%–1% of loan
Appraisal	$300–$600+
Title insurance (lender + owner)	0.5%–1% of price
Recording & transfer taxes	Varies widely by state
Prepaids & escrow (taxes, insurance, interest)	Often the largest bucket

Line-item ranges compiled from Bankrate's CoreLogic/ClosingCorp data; the CFPB defines the categories. Transfer taxes and title costs vary enormously by state.

Prepaids are not fees — they are ongoing costs (homeowners insurance, property-tax escrow, and interest from closing to month-end) collected upfront. Estimate the tax piece with our property tax calculator, and see how transfer taxes differ by location in our state cost guides.

Who pays, and can you roll them in?

·Seller concessions — sellers can cover part of your closing costs, typically capped at 2%–6% of price depending on loan type and down payment. It is negotiated in the offer.
·Rolling costs into the loan — allowed broadly on VA and USDA loans and in limited cases on conventional loans. You then pay interest on those costs for the life of the loan.
·Lender credits — you can accept a slightly higher rate in exchange for the lender covering some costs — useful if you are short on cash but plan to refinance or move before the higher rate outweighs the savings.

Ways to reduce closing costs

Compare Loan Estimates — every lender must give you a standardized Loan Estimate; shop the ones you can control.
Shop for title and settlement services — the CFPB lets you choose some providers; prices vary.
Negotiate seller concessions especially in a slower market.
Ask about lender credits if cash-to-close is the constraint.
Close near month-end to reduce prepaid daily interest.

Once you know the cash needed, size the rest of the purchase with our affordability and down payment savings calculators, or read the full First-Time Home Buyer Guide.

Methodology

Percentage ranges use the CFPB's published guidance that buyer closing costs typically run 2%–5% of the purchase price; the example home price is the NAR June 2026 national median. Line-item ranges are compiled from CoreLogic ClosingCorp data reported by Bankrate — the CFPB defines the fee categories but does not publish per-line national dollar ranges. Transfer taxes, title costs, and prepaids vary substantially by state and lender; your Loan Estimate is the authoritative figure for your purchase.

Sources

CFPB — Figure out how much you want to spend (closing costs 2%–5%) — accessed 2026-07-26
CFPB — What fees are paid at closing and who pays them — accessed 2026-07-26
Bankrate — Closing costs (CoreLogic ClosingCorp national data) — accessed 2026-07-26
National Association of Realtors — Existing-Home Sales, June 2026 — accessed 2026-07-26

Authoritative resources

These are one-time closing charges. Private mortgage insurance, if your down payment is below a conventional lender's threshold, is a separate ongoing cost that starts after closing — see the PMI calculator to price it.

What this estimate leaves out — and why it varies so much by state

The total above applies one flat national rate to every input, the same way most closing-cost calculators do. It does not include state or local transfer tax (sometimes called a recordation or deed tax) — the single largest reason two buyers at the same price can see very different bottom lines. Transfer tax is set state by state, and in some states city or county governments add their own layer on top.

Per LodeStar's 2026 national closing-cost report, Delaware runs the highest closing costs in the country as a share of price (about 3.06%), driven largely by its transfer tax, while South Dakota runs the lowest (about 0.39%) — an eightfold spread on the same national loan-and-fee structure this calculator prices. See the full Closing Costs by State data study for the sourced state-by-state figures we have, and add your state's transfer tax on top of the total above for a more accurate number.

Why loan type changes the total, not just the state

State transfer tax is one axis of variation; the loan program is the other, and it moves the number by thousands of dollars independent of geography. Three government-backed programs add an upfront fee on top of the lender and title fees every loan type pays, and a conventional loan adds none of them:

FHA — an upfront mortgage insurance premium (UFMIP) of 1.75% of the base loan amount, per HUD's Single Family Housing Policy Handbook 4000.1, Appendix 1.0 (effective 03/20/2023 and still the current rate). On a $320,000 FHA loan that is $5,600, financeable into the loan or payable at closing.
VA — a one-time funding fee that runs from 1.25% to 3.3% of the loan amount depending on down payment size and whether the borrower has used a VA loan before, per VA.gov's funding fee table (effective for loans closed on or after April 7, 2023): 2.15% on a first use under 5% down, dropping to 1.25% at 10%+ down, and rising to 3.3% on a subsequent use under 5% down. Veterans receiving VA disability compensation are exempt.
USDA — an upfront guarantee fee of 1% of the loan amount, plus an annual fee of 0.35% of the average outstanding balance billed monthly for the life of the loan, per USDA Rural Development's Single Family Housing Guaranteed Loan Program Overview (January 2026). USDA loans are not modeled on this calculator or elsewhere on this site, since the program is limited to eligible rural addresses and income limits this calculator has no input for.
Conventional — none of the three fees above. A conventional loan with under 20% down instead carries ongoing private mortgage insurance, which is a monthly cost rather than a closing-day fee — priced separately by the PMI calculator.

Put the two axes together and the reason a single national closing-cost figure has to be published as a range, not a point estimate, is arithmetic: the same $320,000 loan can close with $0 in program fees (conventional) or with over $10,000 in program fees (VA, subsequent use, under 5% down) before a single dollar of state transfer tax is added — and transfer tax alone already spans an eightfold range by state. Compare loan programs directly with the FHA loan calculator and the VA mortgage calculator to see how the upfront fee changes your own total.

State guides

How this varies by state

Property taxes, insurance costs, first-time buyer programs, and closing costs differ significantly across states. See local data for your state.

California

Texas

Florida

New York

Illinois

Pennsylvania

Ohio

Georgia

North Carolina

Michigan

New Jersey

Virginia

Washington

Arizona

Colorado

Tennessee

View all 50 state guides →

About this calculator

How much are closing costs on a house?

The CFPB says buyer closing costs typically run 2% to 5% of the purchase price. On a $400,000 home that is about $8,000–$20,000, and on the $440,600 national median roughly $8,800–$22,000 — separate from your down payment. It covers lender fees, title insurance, government recording and transfer taxes, and prepaid escrow items.

What closing costs can the seller pay?

Sellers can pay buyer closing costs as a concession, typically up to 2–6% of the purchase price depending on loan type. This is negotiated in the purchase offer and can significantly reduce your out-of-pocket cash at closing.

Can I roll closing costs into my mortgage?

On some loan types (especially VA and USDA), you can finance closing costs into the loan. With conventional loans, this is limited. Rolling costs in means paying interest on them over the life of the loan, increasing your total cost.

What are prepaid costs at closing?

Prepaid costs are upfront payments for ongoing expenses: homeowners insurance (12 months prepaid), property tax escrow (2–3 months), and prepaid mortgage interest (from closing day to the end of the month). These aren't fees — you'd pay them regardless, just not all at once.

Are closing costs included in the down payment?

No. Closing costs are separate from and in addition to your down payment. On the $440,600 median home, a 20% down payment is $88,120, and closing costs of 2%–5% add roughly $8,800–$22,000 on top. Your total cash to close is the down payment plus closing costs minus any deposits or credits already paid.

When do I pay closing costs?

You pay closing costs at the closing (settlement), usually by wire transfer or cashier's check. At least three business days before closing you receive a Closing Disclosure showing the exact amounts, which you can compare against the Loan Estimate you got when you applied.

Do closing costs vary by state?

Significantly. Transfer taxes and recording fees are set by state and local governments and range from near zero to several percent of the price, and title-insurance pricing also varies by state. That is why two buyers with identical loans can face very different closing costs depending on where they buy.

What's the difference between closing costs and cash to close?

Closing costs are the fees and prepaid items charged to complete the loan. Cash to close is the full amount you bring to closing: closing costs plus your down payment, minus your earnest money deposit and any lender or seller credits. The Closing Disclosure states your exact cash to close.

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