Estimate buyer and seller closing costs by home price, loan type, and state. Includes fee breakdown, cash-to-close, and FHA, VA, and conventional cost differences.
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Closing costs typically range from 2–5% of the home purchase price for buyers and 6–10% for sellers (including agent commissions). The exact amount depends on your home price, loan type, down payment, and location. This calculator provides a detailed, itemized estimate of every closing fee you can expect — from lender origination charges and title insurance to government recording fees and prepaid escrow items. It also calculates your total cash-to-close (down payment plus all closing costs), monthly PITI payment, and seller net proceeds. Whether you're buying your first home with an FHA loan or selling a property, use this tool to budget accurately and avoid surprises at the closing table.
Closing costs are the fees and expenses paid at the closing of a real estate transaction, beyond the property's purchase price. They fall into four main categories: lender fees (origination, appraisal, underwriting), title and settlement fees (title search, title insurance, escrow), government fees (recording fees, transfer taxes), and prepaid items (homeowners insurance, property tax escrow, prepaid interest). Both buyers and sellers pay closing costs, but the types differ significantly. Buyers pay lender-related and prepaid costs, while sellers primarily pay agent commissions and transfer taxes. Understanding these costs is essential for budgeting your home purchase or estimating your net proceeds from a sale.
Formula
Total Closing Costs = Lender Fees + Title Fees + Government Fees + Prepaid ItemsKnow your total cash-to-close — down payment plus closing costs plus prepaid items — so you can save the right amount and avoid last-minute surprises at the closing table.
See how FHA upfront mortgage insurance (1.75%), VA funding fee (2.15%), or conventional PMI affect your total closing costs, helping you choose the right loan program.
Whether you're buying or selling, know which fees you'll pay. Sellers typically pay agent commissions (5–6%) while buyers pay lender and title fees.
Not all closing costs are fixed. Knowing which fees are negotiable (lender origination, title insurance) versus fixed (recording fees, transfer taxes) gives you leverage during the process.
Closing costs vary significantly by state. New York can be 3.5–5% while Texas may be 2–3%. Location-aware estimates prevent under-budgeting.
Estimate total cash needed beyond the down payment. Many first-time buyers are surprised by closing costs adding $7,000–$15,000 to their savings target.
Calculate how much you'll actually receive after paying agent commissions, transfer taxes, and other seller fees. Helps set listing price expectations.
Compare closing costs between FHA (with 1.75% upfront MIP), VA (with funding fee), and conventional loans to find the most cost-effective option.
See how closing costs scale with home price. Compare a $300K versus $400K versus $500K home to understand the full financial picture beyond the purchase price.
Identify which fees are negotiable before meeting with lenders and title companies. Knowing you can shop for title insurance or negotiate origination fees can save thousands.
On a $400,000 home, buyer closing costs typically range from $8,000 to $20,000 (2–5% of the purchase price). The exact amount depends on your state, loan type, and down payment. With a conventional loan and 20% down ($80,000), you'd pay lender fees on a $320,000 loan plus title insurance, recording fees, and prepaid items. FHA loans add 1.75% upfront MIP ($5,600 on a $380,000 loan with 5% down). Use this calculator to get a precise estimate based on your specific situation.
Closing costs include four main categories: (1) Lender fees — loan origination (0.5–1% of loan), appraisal ($300–600), credit report ($25–50), underwriting fee; (2) Title fees — title search ($200–400), lender's title insurance (0.5–1% of loan), owner's title insurance, settlement fee; (3) Government fees — recording fees ($50–250), transfer tax (varies by state from 0–2%); (4) Prepaid items — homeowners insurance (first year), property tax escrow (2–6 months), prepaid daily interest.
Both buyers and sellers pay closing costs, but they pay different types. Buyers pay lender-related fees (origination, appraisal, credit report), title insurance, prepaid items (taxes, insurance), and recording fees. Sellers pay real estate agent commissions (typically 5–6% of sale price), transfer taxes, their portion of title insurance, and prorated property taxes. In competitive markets, sellers may offer to cover some buyer closing costs as a concession.
On a $300,000 home, expect buyer closing costs of $6,000 to $15,000 (2–5%). With a conventional loan and 20% down ($60,000), your loan amount is $240,000. Typical costs include: loan origination ($1,200–$2,400), appraisal ($400–$500), title insurance ($1,500–$3,000), recording fees ($100–$200), and prepaid items ($2,000–$4,000). FHA loans add $4,200 in upfront MIP (1.75% of $240,000 loan). VA loans add approximately $5,160 in funding fee.
Yes, several closing costs are negotiable. You can negotiate lender fees by comparing Loan Estimates from multiple lenders — origination fees, discount points, and underwriting fees vary. Title insurance can be shopped (you're not required to use the lender's preferred provider). You can ask the seller for closing cost concessions. Some fees are NOT negotiable: government recording fees, transfer taxes, and prepaid items are fixed.
Typical closing costs for buyers average 2–5% of the home purchase price, or roughly $6,000–$15,000 on a median-priced home of $350,000. The largest buyer fees are usually loan origination (0.5–1%), title insurance (0.5–1%), and prepaid items. For sellers, costs average 6–10% of the sale price, with agent commissions being the largest expense at 5–6%. Costs vary significantly by state.
Some closing costs are tax deductible — mortgage points (discount points) are deductible in the year paid if you itemize, property taxes paid at closing are deductible up to the $10,000 SALT cap, and prepaid mortgage interest is deductible. However, most other costs like title insurance, appraisal fees, and recording fees are not deductible but may be added to your home's cost basis for capital gains purposes.
Seller closing costs typically range from 6–10% of the sale price, with the largest expense being real estate agent commissions at 5–6%. Other seller costs include transfer taxes (varies by state), owner's title insurance (0.5–1%), recording fees, attorney fees, prorated property taxes, and any repair credits negotiated during inspection. On a $400,000 home, sellers might pay $24,000–$40,000 total.