Closing Costs in Texas 2026: Buyer & Seller Guide
Texas charges no state transfer tax, but property tax rates averaging 1.6-1.8% are among the highest nationally. The statewide median sits at $340,000.
Buyers in Texas can expect to pay 2.0-3.5% of the purchase price in total closing costs. On the median-priced home ($340,000), that works out to roughly $6,800-$11,900. Sellers typically pay more in absolute terms because of the real estate agent commission, which runs 5-6% of the sale price.
Two things work in buyers’ favor here: Texas has no state-level transfer tax and does not require an attorney at closing. That eliminates two of the biggest variable costs that inflate closing bills in other states.
Here is a line-by-line breakdown of every closing cost buyers and sellers will see on the settlement statement.
Buyer Closing Costs in Texas
| Cost Item | Typical Range | On $250K Home | On $400K Home |
|---|---|---|---|
| Title Search | $250-$600 | $350 | $450 |
| Title Insurance (Owner’s) | $400-$575 per $100K | $937-$1,375 | $1,500-$2,200 |
| Title Insurance (Lender’s) | 40-60% of owner’s policy | $468-$825 | $750-$1,320 |
| Recording Fees | $50-$200 | $150 | $200 |
| Loan Origination Fee | 0.5-1% of loan | $1,000-$2,000 | $1,600-$3,200 |
| Appraisal | $450-$750 | $550 | $600 |
| Home Inspection | $350-$650 | $450 | $500 |
| Survey (if required) | $300-$600 | $400 | $450 |
| Prepaid Property Tax | 2-4 months | $600-$2,400 | $1,000-$3,800 |
| Prepaid Homeowner’s Insurance | 12 months | $1,000-$1,800 | $1,400-$2,500 |
| Prepaid Mortgage Interest | Per diem to end of month | $200-$800 | $350-$1,200 |
| Flood Certification Fee | $15-$25 | $20 | $20 |
| Credit Report Fee | $30-$50 | $40 | $40 |
Total buyer closing costs: $5,000-$8,750 on a $250,000 home, $8,000-$14,000 on a $400,000 home. Use our closing cost calculator for a personalized estimate.
A few things to note about buyer costs in Texas. The loan origination fee is your biggest negotiating lever — it ranges from 0.5% to 1% of the loan amount, and different lenders charge different rates. Getting three to four Loan Estimates and comparing them is the single most effective way to lower your closing costs. The appraisal fee is set by the appraiser and is non-negotiable, but inspection fees vary by company and property size.
Prepaid items (property tax, insurance, and mortgage interest) are not really “fees” in the traditional sense. They are advance payments for costs you would owe anyway. The property tax escrow is typically 2-4 months of taxes, homeowner’s insurance is paid 12 months in advance, and prepaid mortgage interest covers the period from closing day to the end of that month. Closing later in the month reduces the prepaid interest amount.
Seller Closing Costs in Texas
| Cost Item | Typical Range | On $250K Sale | On $400K Sale |
|---|---|---|---|
| Real Estate Agent Commission | 5-6% | $12,500-$15,000 | $20,000-$24,000 |
| Title Insurance / Abstract | $300-$600 | $400 | $500 |
| Recording Fees | $50-$200 | $100 | $150 |
| Prorated Property Taxes | Varies by closing date | $500-$2,000 | $800-$3,000 |
| HOA Transfer Fee | $0-$500 | $250 | $300 |
| Home Warranty (if offered) | $400-$600 | $500 | $500 |
| Outstanding Liens/Payoffs | Varies | Balance owed | Balance owed |
Total seller closing costs: $15,000-$20,000 on a $250,000 sale, $24,000-$32,000 on a $400,000 sale (including agent commission). The commission is by far the largest expense, typically accounting for 70-80% of the seller’s total closing costs.
Since the 2024 NAR settlement, commission structures have shifted. Buyer’s agent compensation is no longer automatically listed on the MLS. Sellers may still agree to pay part or all of the buyer’s agent fee, but this is now a negotiation point rather than an assumed cost. If the seller declines to pay the buyer’s agent, the buyer must cover that cost separately, potentially through a concession or out of pocket.
Texas Transfer Tax
Texas does not charge a state-level real estate transfer tax. No county or municipal transfer taxes either. However, Texas property taxes are among the highest in the nation (averaging 1.6-1.8% of assessed value), which affects long-term homeownership costs even though closing costs are lower upfront.
The absence of a transfer tax saves both parties money at the closing table. In states with high transfer taxes (like Delaware at 4% or Washington at 1.1-3%), this single line item can add $5,000-$20,000+ to the transaction. Texas buyers and sellers avoid that cost entirely.
For a detailed comparison, use our see closing costs in your state and check the Texas real estate guide for broader market data.
Attorney Requirement in Texas
Texas does not require an attorney at real estate closings. Most transactions are handled by title companies, escrow officers, or closing agents. This keeps costs lower compared to attorney-required states where the attorney fee adds $500-$1,500 or more per side.
That said, hiring a real estate attorney ($500-$1,500) is worth considering in these situations:
- You’re purchasing a foreclosure, short sale, or estate/probate property with potential title complications
- The property has liens, easements, or boundary disputes that need legal review
- The contract includes unusual terms, contingencies, or seller financing arrangements
- You’re buying your first home and want an independent professional to explain the paperwork before you sign
- The transaction involves a trust, LLC, or other entity on either side
If you choose not to hire an attorney, your title company or escrow officer will handle the closing process. They prepare documents, manage escrow, and record the deed. However, remember that the title company represents the transaction — not you specifically. If something goes wrong after closing, you won’t have the same recourse you would with an attorney-client relationship.
For a standard purchase with clean title and no complications, most buyers in Texas close without an attorney and do fine. For anything more complex, the $500-$1,500 fee is worth the peace of mind.
First-Time Buyer Programs in Texas
Texas offers several state-sponsored programs that help first-time buyers cover down payments and closing costs. Eligibility typically requires income under a certain threshold, completion of a homebuyer education course, and purchase of a primary residence.
- My First Texas Home: Texas Department of Housing offers 30-year fixed rate mortgages with up to 5% of the loan amount in down payment and closing cost assistance.
- My Choice Texas Home: Available to repeat buyers and first-time buyers with no first-time buyer requirement, offering up to 5% DPA.
- TSAHC Home Sweet Texas Program: Texas State Affordable Housing Corporation provides grants of 5% of the loan amount for down payment and closing costs.
To take advantage of these programs, start with mortgage pre-approval so you know your budget. Then ask your lender whether they participate in Texas’s housing assistance programs — not all lenders do. Our down payment estimator can help you figure out how much cash you actually need, and our what can I afford? calculator shows what monthly payment fits your budget.
Keep in mind that most state programs have purchase price caps and income limits that are updated annually. Requirements also vary by county, with urban areas often having higher income thresholds than rural areas. Check with your state housing agency for the most current numbers.
Closing Timeline in Texas
| Step | Typical Timeline | Key Action |
|---|---|---|
| Offer accepted | Day 0 | Sign purchase agreement, submit earnest money deposit |
| Home inspection | Days 5-14 | Professional inspection, negotiate repairs if needed |
| Mortgage application | Days 7-14 | Submit full loan application with all documentation |
| Appraisal ordered | Days 14-28 | Lender orders and receives property appraisal |
| Title search | Days 14-35 | Title company or attorney examines title history for defects |
| Underwriting review | Days 25-40 | Lender verifies income, assets, employment, credit |
| Mortgage commitment | Days 30-45 | Lender issues formal loan approval letter |
| Closing Disclosure issued | 3 business days before closing | Final itemized statement of all costs |
| Final walkthrough | 1-2 days before closing | Verify property condition, confirm repairs completed |
| Closing day | Days 40-60 | Sign documents, transfer funds, receive keys |
Cash purchases can close in as few as 2-3 weeks since they skip the mortgage process entirely. Financed purchases typically take 40-60 days from accepted offer to closing. The three-business-day Closing Disclosure review period (required by federal law) is the final mandatory waiting period before you can sign.
Delays most commonly happen during underwriting (the lender needs additional documentation) or title review (a lien or defect surfaces). Build a 7-10 day buffer into your moving plans. Use our calculate your mortgage payment for monthly payment estimates and our home affordability calculator to confirm your budget before starting the process.
Tips for Reducing Closing Costs in Texas
- Get at least three Loan Estimates. Lender fees are the biggest variable cost. Loan origination fees range from 0.5% to 1%, and points, underwriting fees, and processing fees vary widely. On a $340,000 home with 80% financing, the difference between the cheapest and most expensive lender can be $1,360-$2,720. The standardized Loan Estimate form makes comparison straightforward — look at the “Loan Costs” section on page 2.
- Compare title insurance quotes. Title insurance premiums vary 20-30% between companies. Get at least two quotes. Ask about the “simultaneous issue” discount (sometimes called a “reissue rate”) for purchasing owner’s and lender’s policies from the same company at the same time. This can save 15-25% on the lender’s policy.
- Ask for a lender credit. Many lenders offer closing cost credits in exchange for accepting a slightly higher interest rate (called a “rate premium”). For example, a 0.125% rate increase might yield a $2,000-$4,000 credit. If you plan to sell or refinance within 5-7 years, this trade-off often makes financial sense because you recover the credit before the higher rate costs you more in interest.
- Check first-time buyer programs. Texas’s state housing agency offers down payment and closing cost assistance. Programs change annually, so check for current offerings before you finalize your loan. Some programs provide forgivable grants — money you never have to repay if you stay in the home for a set number of years.
- Request seller concessions. Ask the seller to credit you a portion of closing costs as part of the purchase contract. Conventional loans allow 3-6% in seller credits depending on your down payment, FHA allows up to 6%, and VA allows up to 4%. In a balanced or buyer-friendly market, many sellers agree to $3,000-$10,000 in concessions.
- Close at the end of the month. Prepaid mortgage interest covers the days from closing to the end of the month. Closing on the 28th versus the 5th saves roughly 23 days of per-diem interest. On a $300,000 loan at 7%, that is about $1,340 saved.
- Skip optional services you do not need. Some closing costs are required (appraisal, title insurance, recording fees) but others are optional. A home warranty ($400-$600) and a survey ($300-$600) are not always necessary. If the home was recently surveyed and you are comfortable with the property boundaries, you can decline a new survey. Similarly, skip the home warranty if the home has newer systems and appliances.
Compare With Other States
See how Texas’s closing costs stack up against nearby states:
- Closing Costs in Oklahoma 2026
- Closing Costs in Louisiana 2026
- Closing Costs in New Mexico 2026
- Closing Costs in Massachusetts 2026
- Closing Costs in New Jersey 2026
- Closing Costs in Indiana 2026
Also see our homeowner insurance guide for Texas, which covers another significant cost of owning property in the state. For monthly payment planning, try the estimate your monthly payment or check the refinance guide if you already own a home in Texas.
Frequently Asked Questions
How much are closing costs in Texas?
Buyers in Texas typically pay 2.0-3.5% of the purchase price in closing costs. On the statewide median home of $340,000, that is $6,800-$11,900. This covers title insurance, recording fees, loan origination, appraisal, home inspection, and prepaid taxes and insurance. The actual amount depends on your lender, the property price, and your loan type.
Who pays closing costs in Texas — buyer or seller?
Both sides have closing costs. Buyers pay lender-related fees (origination, appraisal, credit report), title insurance, the home inspection, and prepaid items (property tax, homeowner’s insurance, mortgage interest). Sellers pay the real estate agent commission (5-6%), recording fees, and prorated property taxes.
Do I need an attorney to close on a house in Texas?
No. Texas does not require an attorney for real estate closings. Title companies or escrow officers handle most transactions. However, hiring a real estate attorney ($500-$1,500) is worth considering for first-time buyers, complex transactions, or properties with potential title issues. For a standard purchase with clean title, most buyers close without an attorney.
Are there first-time buyer programs in Texas that help with closing costs?
Yes. Texas’s state housing agency offers programs with down payment and closing cost assistance. The My First Texas Home and My Choice Texas Home are among the most popular options. Most programs have income limits and require a homebuyer education course. Contact a participating lender to check current eligibility requirements and available funding.
Can I roll closing costs into my mortgage in Texas?
In some cases. FHA and VA loans allow certain closing costs to be financed into the loan amount. Many lenders also offer “no-closing-cost” mortgages that fold fees into a higher interest rate. This reduces your upfront cash requirement but increases your monthly payment and total interest paid over the life of the loan. Use our estimate your monthly payment to compare the long-term cost of financing closing costs versus paying them out of pocket.
How can I get the seller to pay my closing costs in Texas?
Request a seller concession (also called a seller credit) in your purchase offer. This is a dollar amount or percentage the seller agrees to contribute toward your closing costs. FHA loans allow up to 6% in seller concessions, conventional loans allow 3-6% depending on your down payment, and VA loans allow up to 4%. The seller’s willingness depends on market conditions — in a buyer’s market, concessions of 2-3% are common. In a competitive market, asking for concessions may weaken your offer relative to other buyers.