Closing Cost Calculator
Add up lender fees, title work, government charges and prepaid escrow to see the real cash you need on closing day. Every line item is editable, and you can export or share the itemization.
Purchase & loan
Lender fees
What the lender charges to write the loan. Set them all to zero for a cash purchase.
Title & settlement
Title premiums are regulated in some states and fully competitive in others — shop them.
Government fees & survey
The most state-dependent block on this page. Look up your county before trusting the defaults.
Prepaids & escrow
Not really fees — money you would owe anyway, collected early. It is still cash you must bring.
Credits
Anything that reduces the wire you send on closing day.
How to use this calculator
1. Set the price and the down payment
The loan amount falls out of those two numbers, and several fees are quoted against one or the other — origination is a percentage of the loan, while title work and transfer tax are percentages of the price. Type into either the dollar box or the percent box; they stay in sync.
2. Replace the defaults with real quotes
Every line item starts at a typical figure, and every one of them is editable. Once you have a Loan Estimate in hand, copy its numbers in. The two that most often surprise buyers are the transfer tax and the owner's title policy, because both are set locally rather than by your lender.
3. Do not skip the prepaids
First-year insurance, the property-tax escrow cushion and prepaid interest are not lender profit — they are your own bills collected early. They routinely add 1% of the price to the wire, and they are the reason a "2% closing costs" rule of thumb leaves people short on closing day.
4. Read the cash-to-close number, not the fee total
Cash to close is what actually leaves your account: down payment plus closing costs, minus the seller credit, lender credit and the earnest money you already deposited. Drag the seller-credit slider to see how much negotiating a concession would really save you.
Closing cost FAQs
How much are closing costs on a house?
For a financed purchase in the US, total closing costs including prepaid escrow items usually land between 2% and 5% of the purchase price. Lender fees and title work make up the bulk of it, and prepaids often add another 1% on their own. The band is wide because transfer taxes and title premiums are set at the state and county level.
What is the difference between closing costs and cash to close?
Closing costs are the fees and prepaid items charged to complete the transaction. Cash to close is the full amount you wire on closing day: your down payment plus those closing costs, minus any seller credit, lender credit and the earnest money deposit you already paid. It is the only number that matters when you are checking whether your savings are enough.
Are closing costs included in the loan?
Usually not on a purchase. Closing costs are normally paid out of pocket at settlement, separate from the loan proceeds. Some lenders offer a lender credit that covers part of them in exchange for a higher interest rate, and refinances often let you roll costs into the new balance. Enter any lender credit in the credits section to see the effect.
How much can a seller pay toward closing costs?
Loan programs cap seller-paid concessions. Conventional loans generally allow 3% of the price when you put less than 10% down and up to 6% at 10% or more; FHA allows up to 6%; VA allows 4% of concessions plus normal closing costs. A credit larger than the cap simply will not be applied, so this page flags a seller credit above 6% of the price.
Why does the transfer tax vary so much?
Transfer or deed stamp tax is set locally. Some states charge nothing at all, several charge roughly 0.1% to 0.5% of the price, and a few cities layer their own tax on top that pushes the combined rate above 2%. Custom also decides who pays it, so in some markets the seller covers the whole thing. Look up your county rate and type it into the transfer tax field.
Is this calculator exact?
No — it is an estimate built from typical fee ranges, and your actual costs vary by state, county, lender and title company. Real numbers come from your Loan Estimate within three business days of applying, and from the Closing Disclosure three business days before settlement. Use this page to sanity-check those documents and to plan how much cash to have ready.