Closing Cost Calculator
Estimate your total closing costs by state, including transfer taxes, title insurance, lender fees, and prepaids.
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See how much you could save by comparing origination fees, rates, and closing costs from multiple lenders — no impact to your credit score.
How Closing Costs Are Calculated
Closing costs typically run 2-5% of the home purchase price and cover the services needed to complete the transaction. The biggest variable is your state — transfer taxes alone range from zero in Texas to over 1.2% in Washington. This calculator uses state-specific data for transfer taxes, title insurance rates, and typical professional fees to give you an accurate estimate for your location.
Closing Costs That Vary by State
Transfer taxes are the most state-dependent closing cost. Some states charge a flat fee, others charge a percentage of the sale price, and Texas charges nothing at all. Title insurance rates are also regulated differently by state — in some states the seller pays, in others the buyer does. Attorney fees are required at closing in several states including Georgia, North Carolina, and Virginia. Our calculator accounts for all of these state-level differences. For a deeper look at what you will pay, read our closing costs explained guide.
Conventional vs FHA vs VA Loans
Your loan type affects closing costs significantly. FHA loans add an upfront mortgage insurance premium (UFMIP) of 1.75% of the loan amount — on a $320,000 loan, that is $5,600 added to your closing costs. VA loans charge a funding fee of 2.15% for first-time use, though veterans with service-connected disabilities are exempt. Conventional loans avoid these extra charges but may require higher credit scores. Compare loan types using our FHA vs Conventional guide.
How to Reduce Your Closing Costs
Shop around for lender fees — origination charges and discount points vary between lenders by thousands of dollars. Ask the seller to contribute toward closing costs, which is common in buyer-friendly markets. Compare title insurance quotes from multiple companies. Some closing costs are negotiable, including the origination fee and title search fee. Finally, closing at the end of the month reduces the number of prepaid interest days you owe.
Cash Needed at Closing
Your total cash needed equals your down payment plus closing costs minus any seller credits or lender credits. On a $400,000 home with 20% down and 3% closing costs, you need roughly $92,000 in cash. If that number feels high, explore low-down-payment options through our pre-approval guide or look into first-time buyer programs that offer down payment assistance.