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Closing Costs Calculator

Estimate itemized home closing costs — loan origination, title insurance, transfer tax, recording fees, attorney costs, and more — for all 50 states + D.C. See the buyer side, the seller side (including realtor commission), and an estimated cash-to-close figure, instantly.

51 states + D.C. Buyer & seller views Free, no sign-up Updated: Jul 21, 2026
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Quick price
Transfer tax and typical fee mix update automatically for the selected state. These are estimates — not a quote.
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Paying cashNo loan — skips lender fees
⚙️ Advanced — inspection, attorney & prepaids
Include home inspection feeA typical flat fee — often paid before closing, but commonly budgeted alongside it.
Attorney feeAuto-set by state; toggle to override.
Add estimated prepaid escrow reserveProperty tax & insurance reserve, plus prepaid daily interest — cash you need, not really a "fee".
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%
%
Combined total 5.5% — typically 5%–6%, split between listing and buyer's agents. Fully negotiable, and buyer-agent commission is increasingly negotiated directly with the buyer.
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📦 Optional — include moving costs
Add estimated moving costsMovers, truck rental, packing supplies — not a true closing cost, but often budgeted alongside the sale.
Quick answer US home buyer closing costs typically total 2%–5% of the purchase price (commonly 2%–3% excluding prepaid items), made up of loan origination, appraisal, title insurance, title search/settlement, recording fees, and — the biggest source of state variation — transfer tax, which ranges from 0% in states like Missouri, Indiana, and Wyoming to 1%+ in states like New York, Delaware, and Pennsylvania. Sellers typically pay more overall because of the 5%–6% realtor commission, which buyers never pay directly.
2–5%Typical buyer closing costs
5–6%Seller's realtor commission
0%Transfer tax in several states
51States + D.C. covered
⚙️ Note: This tool produces estimates only, built from widely-cited industry ranges and typical fee structures — it is not a quote from any lender, title company, or real estate professional, and it is not financial, legal, or real estate advice. Actual costs vary by lender, title company, county, and negotiated terms. Your lender's official Loan Estimate and Closing Disclosure will show your exact figures.
🏷️ Closing Costs Calculator — ToolPico ↗

What are closing costs, and why do they vary so much by state?

A complete guide to the fees bundled into US home closing costs, how buyer and seller costs differ, and why the total can swing from around 1.3% to over 3% of the purchase price depending on where you buy.

Unlike a single national transfer fee, US closing costs are a bundle of separate charges from several different parties — your lender, a title company, a government recording office, and sometimes an attorney — all due on or before the day ownership officially transfers. Added together, they typically run 2% to 5% of the home's purchase price, though the fee bundle itself (excluding prepaid escrow items and any real estate commission) more often lands around 2%–3% for buyers in most states. The calculator above breaks this bundle into its individual line items and adjusts the estimate for your selected state.

What's included in buyer closing costs?

Quick answerBuyer closing costs commonly include a loan origination fee, appraisal fee, credit report fee, lender's title insurance, owner's title insurance, a title search / settlement fee, recording fees, transfer tax (where the buyer's local custom includes it), attorney fees (required or customary in some states), and often a home inspection fee. Prepaid property tax and insurance reserves are also collected at closing but are cash reserves, not fees.
  • Loan origination fee: what the lender charges to process, underwrite, and fund the loan — commonly a fraction of a percent of the loan amount.
  • Appraisal fee: a flat fee for a licensed appraiser to confirm the home's market value for the lender.
  • Credit report fee: a small flat fee to pull your credit report(s) during underwriting.
  • Lender's title insurance: a one-time policy protecting the lender's interest in the property; required whenever a loan is used.
  • Owner's title insurance: a one-time policy protecting the buyer's own ownership interest; optional, but strongly recommended.
  • Title search / settlement fee: the cost of researching the property's ownership history and running the actual closing.
  • Recording fees: flat government fees to record the new deed and mortgage in public land records.
  • Transfer tax: a state and/or local tax on transferring ownership — the single biggest reason costs vary by state.
  • Attorney fees: required at closing in a number of states, and customary or optional in others.
  • Home inspection fee: often paid earlier in the process, but commonly budgeted with closing costs.

How do buyer and seller closing costs differ?

Quick answerBuyers typically pay financing-related costs (origination, appraisal, lender's title insurance) plus their own share of title, recording, and transfer costs. Sellers typically pay the real estate commission — usually 5%–6% of the sale price, split between the listing and buyer's agents — plus their own share of transfer tax, title work, and payoff-related costs. Because the commission is so much larger than any single buyer fee, sellers usually pay more in total closing costs than buyers, even though buyers never pay the commission directly.

Who customarily pays transfer tax, owner's title insurance, and attorney fees varies by state and is often negotiable between the parties. The calculator's seller estimate reflects common regional patterns, not a fixed legal rule.

Why do closing costs vary so much by state?

Quick answerThe largest driver of state-to-state variation is real estate transfer tax: several states (including Missouri, Indiana, Wyoming, Montana, Alaska, and Utah) charge no state transfer tax at all, while others (including New York, Delaware, Pennsylvania, Maryland, and Washington D.C.) charge 1% or more, sometimes stacked with local or city-level add-ons. Whether an attorney is customarily involved in closing — adding attorney fees — and how title insurance premiums are regulated add further variation on top of that.

New York is a frequently-cited example on the high end: statewide averages often run in the 2.7%–3.1%+ range, and New York City buyers can face materially more due to the mansion tax (on homes above roughly $1 million) and the mortgage recording tax on financed purchases. On the low end, Utah, Nevada, Colorado, Missouri, Indiana, and Wyoming tend to average roughly 1%–1.5%, largely because they don't levy a meaningful state real estate transfer tax.

How to reduce your closing costs

  • Shop multiple lenders — origination fees, and even underwriting/processing fees, vary between lenders for an otherwise identical loan.
  • Compare title and settlement companies where your state allows it — title insurance premiums and settlement fees aren't always fixed.
  • Ask for a seller concession — sellers can agree (subject to loan-program limits) to credit part of the buyer's closing costs.
  • Bundle lender's and owner's title policies together, which is usually cheaper than buying them separately.
  • Consider a no-closing-cost loan carefully — it typically means a higher interest rate or the costs rolled into the loan balance, so run the long-run math first.

Closing cost reference tables

Estimated totals for all 50 states + D.C., a worked example on a $400,000 home, and a quick buyer-vs-seller guide to who typically pays what. All figures are illustrative estimates, not quotes.

Estimated total buyer closing costs by state (% of purchase price, excludes prepaids & commission)
StateEst. totalTierTransfer tax

Sorted alphabetically. "Transfer tax" shows the approximate portion of the estimate attributable to state/local transfer or recording tax — "None" means the state charges no meaningful real estate transfer tax. Select any state in the calculator above for an itemized dollar breakdown.

Illustrative buyer breakdown — $400,000 home, 20% down, national-average state assumptions
Line itemEstimated cost
Loan origination fee$1,660
Appraisal fee$450
Credit report fee$150
Lender's title insurance$1,510
Owner's title insurance$1,360
Title search / settlement fee$1,060
Recording fees$300
Home inspection fee$300
Transfer tax$1,200
Total closing costs (~2.0%)$8,000
Down payment (20%)$80,000
Estimated cash to close (with closing costs)$88,000

Uses a blended national-average assumption (2.0% total, no attorney requirement). Use the calculator above with your own state and price for a tailored estimate.

Who typically pays each closing cost item
Cost itemTypical payer
Loan origination feeBuyer
Appraisal feeBuyer
Credit report feeBuyer
Lender's title insuranceBuyer
Owner's title insuranceNegotiable (buyer or seller, by local custom)
Title search / settlement feeNegotiable / split
Recording fees (deed)Buyer
Recording fees (mortgage satisfaction)Seller
Transfer taxNegotiable (varies widely by state/locality)
Attorney feesEach side pays their own attorney
Home inspection feeBuyer
Real estate commission (5%–6%)Seller
Prepaid property tax / insurance escrowBuyer

"Typical" reflects common regional practice, not a fixed legal requirement — nearly every line item here is negotiable between buyer and seller.

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Closing cost terms glossary

Short definitions of the core terms used in US home closing costs.

Closing costsThe bundle of fees paid to complete a real estate transaction, separate from the price of the home itself.
Loan origination feeWhat a lender charges to process and fund a mortgage, often quoted as a percent of the loan amount.
Appraisal feeCost of a licensed appraiser's independent estimate of the home's market value.
Lender's title insuranceA policy protecting the lender's financial interest in the property; required on financed purchases.
Owner's title insuranceA policy protecting the buyer's ownership interest against title defects discovered after closing.
Title search / settlement feeThe cost of researching ownership history and administering the closing itself.
Recording feeA flat government charge to officially record the new deed and mortgage in public land records.
Transfer taxA state or local tax on transferring property ownership; ranges from 0% to over 2% depending on location.
Attorney feeCost of legal representation at closing; required in some states, optional in most others.
Prepaid itemsEscrow reserves for property tax, homeowners insurance, and interest collected at closing — not a fee, a reserve.
Cash to closeThe total funds a buyer needs on closing day: down payment + closing costs + prepaids, minus credits.
Real estate commissionThe fee paid to real estate agents, typically 5%–6% of the sale price, usually paid by the seller.

In-depth guides

Step-by-step explanations of the most commonly confused closing-cost questions.

How much are closing costs on a $400,000 house? (step by step)

Step 1: Start with a typical total of around 2% of price for a national-average state → 400,000 × 0.02 = $8,000 in closing costs (excluding prepaids and commission).
Step 2: Add a 20% down payment → 400,000 × 0.20 = $80,000.
Step 3: Add estimated cash to close → $80,000 + $8,000 = $88,000 (before any prepaid escrow reserve or seller credit).

In a low-cost state like Missouri, Indiana, or Wyoming, the same home might run closer to 1.3% (~$5,200) in closing costs. In New York, it could run 3% or more (~$12,000+), before any New York City-specific add-ons. Select your own state in the calculator above to see the difference.

Who pays closing costs — buyer or seller — and can you ask for help?

Both sides pay their own closing costs by default: the buyer covers financing-related fees and their share of title/recording costs, while the seller covers the realtor commission (usually the single largest closing-related cost in the whole transaction) plus their own share of transfer tax and title work.

Buyers can ask sellers for a closing cost credit or "seller concession" — common in slower markets — where the seller agrees to cover a portion of the buyer's costs at closing. Loan programs cap how large this concession can be, usually as a percentage of the purchase price.

5 ways to lower your closing costs

1) Compare Loan Estimates from at least three lenders — origination and processing fees for an identical loan can differ meaningfully. 2) Shop your title/settlement company where state rules allow it. 3) Negotiate a seller credit, especially in a buyer's market. 4) Bundle title policies (lender's + owner's) for a simultaneous-issue discount. 5) Close near the end of the month to reduce prepaid daily interest charges, if your lender allows flexible scheduling.

Frequently asked questions

How much are closing costs when buying a house?
Buyer closing costs typically total 2% to 5% of the home's purchase price, though the fee bundle alone (excluding prepaid items and commission) more often runs 2%–3% in most states. On a $400,000 home that's roughly $8,000–$20,000. The exact figure depends on your state, whether you're financing, your loan amount, and local title/recording/transfer-tax costs.
What is included in closing costs?
Common line items: loan origination fee, appraisal fee, credit report fee, lender's title insurance, owner's title insurance, title search/settlement fee, recording fees, transfer tax, attorney fees (in some states), and a home inspection fee. Buyers may also need prepaid items — property tax and insurance escrow reserves — which are cash reserves, not technically fees.
Do closing costs vary by state?
Yes, significantly. The biggest driver is real estate transfer tax, which ranges from 0% in states like Missouri, Indiana, Wyoming, Montana, and Alaska to over 1% in states like New York, Delaware, Pennsylvania, and Washington D.C. Attorney-involvement customs and title insurance regulation add further state-to-state variation.
Which states tend to have the highest closing costs?
Washington D.C., New York, Delaware, Pennsylvania, Maryland, and Washington State tend to rank among the highest, largely due to transfer and recording taxes. New York in particular can run 2.7%–3.1%+ of price, with New York City often higher due to mansion tax and mortgage recording tax on financed purchases.
Which states tend to have the lowest closing costs?
Utah, Nevada, Colorado, Missouri, Indiana, and Wyoming tend to rank among the lowest, generally around 1%–1.5% of purchase price — mainly because they charge no meaningful state real estate transfer tax.
Who pays closing costs, the buyer or the seller?
Both sides typically pay their own costs. Buyers usually cover loan-related fees, title insurance, and recording fees. Sellers typically pay the real estate commission (usually 5%–6% of price) plus their own share of transfer tax and title work — which is why sellers usually pay more in total than buyers.
What is a real estate transfer tax?
A tax (sometimes called a deed tax, conveyance tax, or recordation tax) charged when property ownership changes hands, calculated as a percentage of the sale price. Rates range from 0% in a number of states to over 1%–2% combined state-and-local rate in high-cost jurisdictions. Depending on local custom, buyer, seller, or both may pay it.
What's the difference between lender's and owner's title insurance?
Lender's title insurance protects the mortgage lender's financial interest and is required on any financed purchase; its cost is based on the loan amount. Owner's title insurance protects the buyer's own ownership interest and is optional but recommended; its cost is based on the purchase price. They're separate policies, often bought together at a discount.
Can you negotiate or reduce closing costs?
Yes. Shop multiple lenders for origination fees, compare title/settlement companies, ask the seller for a closing cost credit, bundle lender's and owner's title policies, and consider (carefully) a no-closing-cost loan — which trades a higher rate or larger loan balance for lower cash due at closing.
What are prepaid items and cash to close?
Prepaid items fund your escrow account at closing — typically several months of property tax and homeowners insurance, plus interest for the rest of the closing month. They aren't fees; they're reserves you'd owe eventually anyway. Cash to close is the total due on closing day: down payment + closing costs + prepaid items, minus any seller credits or earnest money already paid.
How many days of prepaid interest and months of escrow reserve should I use?
Prepaid daily interest covers the days between your closing date and month-end, so it depends on when in the month you close — closing early means more days, closing late means fewer. Escrow reserves for property tax and insurance are commonly 2–6 months' worth, set by your lender. Use the Advanced panel on the calculator to adjust both to your actual closing date and lender requirements instead of a single fixed assumption.
Can I split the realtor commission between the listing and buyer's agents?
Yes — the seller view has separate listing-agent and buyer's-agent commission fields, since these are increasingly negotiated independently rather than as one bundled rate. The calculator adds both together for your total commission and net proceeds estimate.

Methodology & sources

ToolPico's Closing Costs Calculator is a free, independent estimation tool. Each state is assigned an illustrative total closing-cost percentage compiled from widely-cited industry ranges for buyer-side closing costs (excluding prepaid escrow items and real estate commission), plus an estimated portion of that total attributable to state/local transfer and recording tax — the single largest source of state-to-state variation. The itemized dollar breakdown allocates the remaining percentage across typical fee categories (loan origination, appraisal, credit report, lender's and owner's title insurance, title search/settlement, recording, attorney fees, and home inspection) using representative weightings, adjusted automatically when you choose a cash purchase or toggle attorney/inspection fees on or off. Results are computed instantly client-side (in your browser); no data is sent to a server.

Basis: Widely-cited industry estimates for typical US closing costs (not lender- or title-company-specific pricing). Last updated: July 21, 2026. Results are estimates for informational purposes only and are not financial, legal, or real estate advice — for exact figures, consult your lender's Loan Estimate and Closing Disclosure, a title company, or a licensed real estate attorney.

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