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HomePaymentHQ

Closing Cost Estimator

Itemized closing-cost estimate by home price, state, and loan type. Lender fees, title, government, and prepaid items — with a realistic low-to-high range.

Loan & property

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Down payment: $42,500 · Loan: $382,500
Sets the transfer-tax default for your area.
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$
Estimated closing costs
$12,284
Range: $10,442 – $14,127
As % of home price2.89%
Cash to close (incl. down payment)$54,784

Subtotals

Lender fees
$3,919
Title & escrow
$3,731
Government fees
$1,263
Prepaid items
$3,372
Total
$12,284

Lender fees

$3,919
Origination (~0.5–1% of loan)
$2,869
Underwriting
$500
Appraisal
$500
Credit report
$50

Title & escrow

$3,731
Owner's title insurance (~0.5%)
$2,125
Lender's title insurance (~0.25%)
$956
Escrow / settlement fee
$650

Government fees

$1,263
Recording fees
$200
Transfer tax (TX ~0.25%)
$1,063

Prepaid items

$3,372
Per-diem interest (~15 days)
$1,022
Homeowners insurance (12 months)
$1,500
Property tax escrow (2 months)
$850

How this estimator works

We model closing costs in four buckets — lender fees, title & escrow, government fees, and prepaid items — and apply state-specific defaults for transfer tax. The total is shown alongside a ±15% range to acknowledge real-world variance between lenders, title companies, and counties.

Loan type adjusts a few line items: FHA adds a 1.75% upfront MIP, VA adds an estimated 2.15% funding fee, and Jumbo bumps lender fees slightly. Title insurance is on by default but can be toggled off if the seller is paying for the owner's policy in your state's convention.

For a deeper walkthrough on each line item — what's negotiable, what isn't, and where buyers commonly overpay — read Closing costs explained. You can also jump back to the full mortgage calculator once you have your number.

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ARM vs Fixed

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Paycheck → Payment

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Frequently asked questions

How much are typical closing costs?

On a conventional purchase, closing costs usually run 2–5% of the home price. On a $400,000 home that's roughly $8,000 to $20,000. The exact number depends on your state's transfer tax, title insurance practices, your lender's fee schedule, and how many months of taxes/insurance need to be prefunded into escrow at closing.

What's included in closing costs?

Four buckets: (1) Lender fees — origination, underwriting, appraisal, credit report; (2) Title & escrow — owner's and lender's title insurance plus the settlement fee; (3) Government fees — recording charges and the state/county transfer tax; (4) Prepaid items — per-diem interest from closing through the end of the month, 12 months of homeowners insurance, and 2 months of property tax escrow. FHA and VA loans add an upfront mortgage insurance or funding fee on top.

Why does the state I buy in matter so much?

Transfer taxes vary dramatically. Delaware, Pennsylvania, New York, Washington, and Maryland sit at the high end (1–4% of price). Most states are in the 0.1–0.7% range, and a handful (Texas, Indiana, Mississippi) charge no state transfer tax at all — though local recording fees still apply. Title-insurance norms also vary: some states have promulgated rates, others have a competitive market, and Iowa uses a state-run program.

Are FHA and VA closing costs different?

Yes. FHA loans add a 1.75% upfront mortgage insurance premium (UFMIP) financed into the loan. VA loans add a funding fee that ranges from about 1.25% to 3.3% depending on whether it's your first use and your down payment — we use ~2.15% as a default. Both can also have slightly different lender-fee structures. Conventional and Jumbo are otherwise similar; jumbo loans often have somewhat higher origination and underwriting fees because of larger loan sizes.

Who pays closing costs — buyer or seller?

Both pay some, and it's negotiable. Buyers typically cover lender fees, lender's title insurance, recording, and prepaid items. Sellers in many markets pay the owner's title insurance, real-estate commissions, and sometimes the transfer tax. In a buyer's market it's common to negotiate seller credits toward buyer closing costs — usually capped at 3% of the home price for owner-occupied conventional loans.

Can I roll closing costs into the loan?

Sometimes. On purchase loans you generally can't finance closing costs into the loan amount, but a lender can offer a 'lender credit' (slightly higher rate in exchange for cash at closing) that reduces your out-of-pocket cost. On refinances you usually can roll closing costs into the new loan balance. Either way, you're paying interest on those costs over the life of the loan, so do the math.