Closing
costs.
A state-aware estimate of what shows up at the closing table, for the buyer side and the seller side, with a per-line typical range so the variation is visible.
All paid in cash at closing, nothing financed.
Cash at closing: $16,337 · Cash to close with down payment: $96,337
Illustrative midpoints with typical ranges. The Loan Estimate from the lender will reflect the specific fees, taxes, and prorations for the actual transaction. More on this →
- Loan origination fee$3,200Typical $1,600 – $4,800Typically 0.5%–1.5% of loan amount; varies by lender
- Application fee$400Typical $300 – $500
- Underwriting fee$550Typical $400 – $700
- Credit report$75Typical $50 – $100
- Appraisal$550Typical $400 – $700
- Home inspection$450Typical $300 – $600Optional but standard — strongly recommended
- Pest inspection$110Typical $75 – $150Required in some states; optional elsewhere
- Title insurance (lender’s)$1,920Typical $1,280 – $2,560
- Title insurance (owner’s)$2,400Typical $1,600 – $3,200Optional but customary; protects against title defects
- Title search and exam$300Typical $200 – $400
- Recording fees$175Typical $100 – $250
- Survey$600Typical $400 – $800Required in some states; optional in others
- Transfer tax (buyer share)$220Base $1.10 per $1,000 statewide; cities and counties add. Los Angeles city imposes up to 5.5% on transactions above $5M (Measure ULA).
- Prepaid interest (~15 days)$921Daily interest from closing through end of month; lender estimate
- Escrow setup (tax + insurance reserves)$2,067Typical $1,033 – $3,100Lender requirement; typically 2–6 months of property tax and insurance
- Homeowners insurance (first year prepaid)$1,800Typically paid in full at closing
- HOA transfer fee (if applicable)$600Typical $200 – $1,000Building-specific; $0 if not in an HOA
Closing-cost line items use the methodology’s typical-range midpoints. Each item shows a typical range alongside the estimate so the user can see how much variation real-world transactions carry. Actual figures arrive on the lender’s Loan Estimate (for buyers) or the closing/settlement statement (for sellers).
State-specific values: all 50 states + DC have researched base-rate values and customary payer conventions per the methodology table. Real estate transfer tax is jurisdictionally complex (state + county + city + sometimes special districts) and many states use graduated marginal brackets; the calculator surfaces a single base rate with a per-state note pointing to known local complications and the actual structure. County and municipal layering (Cook County, Philadelphia, Miami-Dade, etc.) is tracked in BACKLOG.md as a v1.5 improvement.
Cliff progressive taxes (NYC mansion tax on the buyer side; NJ mansion tax on the seller side post-July 2025) are modeled exactly, when the sale price clears a threshold, the bracket rate applies to the entire sale price. Other graduated structures (WA REET, NJ RTF, CT, VT, HI, DC) are flattened to a single midpoint rate; the per-state note calls out the actual marginal structure so a $2M+ WA sale can be cross-checked against the published bracket schedule.
Loan-type buyer costs: FHA UFMIP (1.75% of base loan) and VA funding fee (1.25%–3.30% of base loan, or 0% with waiver) appear as line items but typically roll into the financed loan rather than cash at closing, that’s why the “Cash required at closing” card is lower than the total. The methodology covers the full FHA/VA fee schedules.
Seller commissions: the post-NAR-settlement landscape (2024+) means buyer-side commission is now negotiable and may be paid by buyer rather than seller. Default values reflect common-but-not-universal practice; adjust the % inputs to model a specific deal.
Closing costs vary significantly by state, lender, transaction, and contract. This calculator is illustrative; the closing professional involved (attorney, title agent, or settlement company) will produce the actual figures specific to the transaction.