Closing Cost Calculator
Estimate buyer and seller closing costs by state. See itemized fees, prepaids, transfer tax, agent commissions, and negotiate to save thousands.
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How to Use This Calculator
Buyer Closing Costs tab
The default tab. Enter your home price, down payment percentage, state, and loan type (conventional, FHA, or VA). The calculator shows a full itemized breakdown: origination, appraisal, title insurance, escrow, recording fees, prepaids, and loan-specific fees (FHA MIP, VA funding fee). Expand "More options" to adjust discount points, lender credits, and property tax rate.
Seller Closing Costs tab
Enter your sale price, state, agent commission, and remaining mortgage. See itemized seller costs including agent fees, transfer tax, title insurance, prorated taxes, and escrow. The bottom line shows your net proceeds after all costs and mortgage payoff.
Negotiate & Save tab
See how much you can save through negotiation. Compare a no-closing-cost mortgage (higher rate, lender pays costs) with the break-even month. Add seller concessions, shop negotiable items, and see your total potential savings.
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How Closing Costs Are Calculated
Closing costs include lender fees, third-party services, government fees, and prepaid items:
Lender Fees: Origination (0.5-1% of loan) + discount points
Third-Party: Appraisal ($400-$700) + title insurance (0.5-1% of price) + escrow ($500-$2,000)
Government: Recording fees ($50-$250) + transfer tax (varies by state)
Prepaids: Property taxes (2-6 months) + insurance (12 months) + interest (15 days avg)
Cash Needed at Closing = Down Payment + Closing Costs - Lender Credits
Typical range: 2-5% of the home price (ClosingCorp 2026 data). A $400,000 home in California typically has $10,000-$20,000 in buyer closing costs depending on loan type and prepaids.
For sellers, the largest cost is agent commission (4.5-5.5% post-NAR settlement), followed by transfer tax and title insurance.
Example
Marcus and Lisa — buying a $400,000 home in California
Marcus and Lisa are buying a $400,000 home in California with 20% down ($80,000). Their conventional loan is $320,000.
Buyer closing costs breakdown
Their total cash needed: $80,000 down payment + $10,154 closing costs = $90,154. By shopping title insurance and negotiating the origination fee, they could save $1,500-$2,500.
Transfer Tax by State (Top 15)
Transfer tax (also called deed tax or excise tax) is paid when property changes hands. Rates vary dramatically by state:
| State | Rate per $1,000 | On $400K home |
|---|---|---|
| Washington D.C. | $11.00 | $4,400 |
| Pennsylvania | $10.00 | $4,000 |
| Michigan | $8.60 | $3,440 |
| Connecticut | $7.50 | $3,000 |
| New Hampshire | $7.50 | $3,000 |
| Vermont | $7.50 | $3,000 |
| Florida | $7.00 | $2,800 |
| Maryland | $5.00 | $2,000 |
| New Jersey | $5.00 | $2,000 |
| Rhode Island | $4.60 | $1,840 |
| Massachusetts | $4.56 | $1,824 |
| Delaware | $4.00 | $1,600 |
| New York | $4.00 + mansion tax | $1,600+ |
| Tennessee | $3.70 | $1,480 |
| California | $1.10 | $440 |
| TX, AZ, ID, IN, KS, LA, MO, MS, MT, NM, ND, OR, UT, WY | $0 | $0 |
Note: Some states split transfer tax between buyer and seller. New York adds a 1% mansion tax on sales above $1M. Local municipalities may add additional transfer taxes.