Closing Costs Calculator
Estimate your full cash-to-close with itemized buyer fees by state. Includes lender, title, transfer tax, prepaids, and escrow — adjusted for FHA/VA upfront fees and seller credits.
Amount the seller agreed to cover.
We'll send your itemized breakdown, a Loan Estimate comparison template, and the buyer's negotiation script for seller credits.
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Frequently asked
How much are closing costs in 2026?+
For a typical conventional loan, total buyer closing costs run 2–5% of the home price depending on your state. Low-cost states like Texas, Missouri, and Utah land near 1.8–2.0%. High-cost states like Delaware (5.1%), New York (4.7%), Pennsylvania (4.5%), and Maryland (4.9%) push the upper end because of state and county transfer taxes. The calculator above uses 2026 state-level averages from ClosingCorp data and current statutes.
What's included in closing costs?+
Five buckets: (1) Lender fees — origination, underwriting, credit report, appraisal — typically $1,800–$3,500. (2) Title — lender's title insurance, owner's title insurance, settlement fee, recording — typically 0.5–1.0% of price. (3) Transfer taxes — state/county documentary stamps, the largest swing factor between states. (4) Prepaids — first year of homeowners insurance and 2–3 months of property tax escrow. (5) Per-diem interest from closing date to month-end. Down payment is separate.
Who pays closing costs — buyer or seller?+
Both, but buyer-side costs (lender, title, prepaids) usually total 2–5% of price. Seller-side is dominated by the realtor commission (5–6%) plus their own transfer tax share. In a buyer's market, sellers commonly cover 1–3% in buyer closing costs as a concession — use the seller-credit field above to model that.
Can I roll closing costs into my mortgage?+
Sometimes. FHA, VA, and USDA loans allow seller concessions up to 6%, and some conventional loans allow lender credits (a higher rate in exchange for upfront cash). Rolling costs into the loan increases the loan balance and your monthly payment — calculate the breakeven before accepting. Run the inflated loan amount through the Mortgage Calculator below to see the monthly delta.
Why are closing costs so much higher in NY, PA, and Delaware?+
State and county transfer taxes. New York City alone stacks state transfer tax + city transfer tax + mortgage recording tax — easily 2% on a $1M+ purchase. Pennsylvania charges 1% state plus 1% local on the deed. Delaware caps at 4% combined. These are statutory and non-negotiable, which is why the state field above moves the total more than any other input.
How do I lower closing costs?+
Four levers in 2026: (1) Shop lenders aggressively — origination and underwriting fees vary by $1,000+ between competing lenders for the same loan. (2) Request a seller credit during negotiation, especially on homes that have been listed 30+ days. (3) Use a lender-credit structure if you plan to refinance within 3 years. (4) Skip optional add-ons (owner's title insurance is usually worth keeping, but watch for upsells). The Closing Disclosure (CD) you get 3 days before close is the document to scrutinize.