Free · no signup · buyer & seller
Closing Cost Calculator
Estimate the closing costs on a home purchase or sale — with an itemized breakdown, your cash to close or net proceeds, and each state’s transfer tax built in.
Short answer
Closing costs for a buyer are typically 2%–5% of the home price — on a $400,000 home, roughly $8,000–$20,000, mostly lender and title fees. For a seller they run 6%–10%, dominated by the 5%–6% agent commission plus any state transfer tax. Enter your price below and switch between buyer and seller for an itemized estimate.
Transfer tax: 0.7% of price (statewide typical)
Sets the loan amount ($320,000).
Estimated closing costs
$7,600
about 1.9% of the price
- Loan origination (0.5% of loan)
- $1,600
- Appraisal fee
- $500
- Home inspection
- $400
- Lender's title insurance (0.5% of loan)
- $1,600
- Owner's title insurance (0.5% of price)
- $2,000
- Settlement / escrow fee
- $800
- Credit report & processing
- $150
- Recording & government fees
- $150
- Survey
- $400
- Total closing costs
- $7,600
Cash to close$87,600.00
Down payment $80,000+ closing costs. Excludes prepaids (escrow & prepaid interest).
Most-searched states
Closing costs by state
What are closing costs?
Closing costs are the fees, taxes, and prepaid items paid when a home changes hands — separate from the down payment. The buyer covers lender charges (loan origination, appraisal, credit report), title insurance, settlement and recording fees, and prepaids that fund the escrow account. The seller pays the real-estate agent commission — the single biggest line item — plus owner’s title insurance, a settlement or attorney fee, and, in most states, a transfer tax.
Buyer vs. seller: who pays what
Buyers usually pay 2%–5% of the price in closing costs, most of it tied to the mortgage, so a bigger loan means higher costs. Sellers usually pay 6%–10% because of the agent commission. Many fees are negotiable, and a buyer can ask for a seller credit to cover part of their side — switch the toggle in the calculator to compare both.
Transfer tax by state
Representative statewide real-estate transfer (conveyance) tax for every state and DC, and the tax on a $400,000 sale. 14 states levy none. Counties and cities can add their own on top, so treat these as a starting point.
| State | Transfer tax | Tax on $400,000 |
|---|---|---|
| Alabama | 0.1% | $400 |
| Alaska | None | — |
| Arizona | None | — |
| Arkansas | 0.33% | $1,320 |
| California | 0.11% | $440 |
| Colorado | 0.01% | $40 |
| Connecticut | 1.25% | $5,000 |
| Delaware | 2% | $8,000 |
| Florida | 0.7% | $2,800 |
| Georgia | 0.1% | $400 |
| Hawaii | 0.15% | $600 |
| Idaho | None | — |
| Illinois | 0.15% | $600 |
| Indiana | None | — |
| Iowa | 0.16% | $640 |
| Kansas | None | — |
| Kentucky | 0.1% | $400 |
| Louisiana | None | — |
| Maine | 0.44% | $1,760 |
| Maryland | 1% | $4,000 |
| Massachusetts | 0.46% | $1,824 |
| Michigan | 0.86% | $3,440 |
| Minnesota | 0.33% | $1,320 |
| Mississippi | None | — |
| Missouri | None | — |
| Montana | None | — |
| Nebraska | 0.22% | $900 |
| Nevada | 0.5% | $2,000 |
| New Hampshire | 1.5% | $6,000 |
| New Jersey | 1% | $4,000 |
| New Mexico | None | — |
| New York | 0.4% | $1,600 |
| North Carolina | 0.2% | $800 |
| North Dakota | None | — |
| Ohio | 0.15% | $600 |
| Oklahoma | 0.15% | $600 |
| Oregon | 0.1% | $400 |
| Pennsylvania | 2% | $8,000 |
| Rhode Island | 0.46% | $1,840 |
| South Carolina | 0.37% | $1,480 |
| South Dakota | 0.1% | $400 |
| Tennessee | 0.37% | $1,480 |
| Texas | None | — |
| Utah | None | — |
| Vermont | 1.25% | $5,000 |
| Virginia | 0.33% | $1,320 |
| Washington | 1.28% | $5,120 |
| West Virginia | 0.22% | $880 |
| Wisconsin | 0.3% | $1,200 |
| Wyoming | None | — |
| District of Columbia | 1.1% | $4,400 |
How we calculate this
Each estimate is a transparent sum of the standard fees on a home sale, scaled off the price and loan amount — nothing is hidden or gated:
- Buyer costs. lender fees (origination and lender's title) scale with the loan; appraisal, inspection, settlement, recording, and survey are typical flat fees. Cash to close = down payment + these costs.
- Seller costs. dominated by the agent commission (a percent of the sale price), plus owner's title, settlement, recording, and any state transfer tax. Net proceeds = price − costs − loan payoff.
- Transfer tax by state. each state's rate is the representative statewide transfer/conveyance tax as a percent of price (July 2026); 13 states levy none. Counties and cities can add their own on top.
Assumptions
- Fee defaults are national averages — your lender's fees, title quote, and agent's commission are negotiable and can move the total by thousands.
- Transfer tax is statewide and typical; local (county/city) transfer taxes and graduated tiers are not modeled — verify with your closing agent.
- Prepaids (escrow for property tax and insurance, prepaid interest) are not included — they add to cash to close but are money you'd owe anyway.
- Planning estimate only — the lender's Loan Estimate and the settlement statement are the authoritative figures.
Sources
Last reviewed: July 19, 2026
Frequently asked questions
How much are closing costs?+
For buyers, closing costs typically run 2%–5% of the home price — on a $400,000 home that's about $8,000–$20,000, most of it lender and title fees. For sellers, closing costs are usually 6%–10% of the price because they include the real-estate agent commission (about 5%–6%) plus title, settlement, and any state transfer tax. Enter your price above and switch between buyer and seller for a full itemized estimate.
Who pays closing costs, the buyer or the seller?+
Both do — but they pay different things. The buyer pays the lender's fees (origination, appraisal, credit report), title insurance, and prepaids; the seller pays the agent commission and, in most states, the transfer tax and owner's title policy. Many of these are negotiable, and buyers sometimes ask the seller for a 'closing cost credit' to cover part of their side.
How much are closing costs for a buyer?+
A buyer's closing costs are usually 2%–5% of the purchase price, driven by the loan: origination is about 0.5%–1% of the loan amount, lender's title insurance about 0.5%, plus an appraisal ($300–$600), inspection, settlement/escrow fee, recording, and a survey. Add prepaids (property-tax and insurance escrow, prepaid interest) and you get your total cash to close.
How much are closing costs for a seller?+
A seller's closing costs typically total 6%–10% of the sale price. The real-estate agent commission (about 5%–6%, split between the buyer's and seller's agents) is by far the largest piece. On top of that come owner's title insurance, a settlement or attorney fee, deed recording, and — in about two-thirds of states — a transfer or conveyance tax.
What is 'cash to close'?+
Cash to close is the total amount a buyer must bring to the closing table: the down payment plus closing costs (and prepaids), minus any deposit already paid and any seller or lender credits. This calculator's buyer mode adds your down payment to the itemized closing costs to show that figure.
Are these closing-cost estimates exact?+
No — treat them as planning estimates. Lender fees, title quotes, and agent commissions are negotiable and vary by company, and transfer tax varies by county and city within a state. Your lender's Loan Estimate (issued within three days of applying) and the final settlement statement are the authoritative numbers.
Related tools
Related calculators
- Mortgage calculator — monthly payment and total interest on the loan.
- Property tax calculator — the annual tax that funds your escrow.
- Refinance calculator — break-even on a new loan’s closing costs.
Transfer-tax figures reviewed July 2026. Fees, commissions, and local transfer taxes vary widely and are negotiable — treat these as planning estimates and rely on your lender’s Loan Estimate and the final settlement statement for exact figures.