Free US Property Tool

Closing Costs Calculator

Buyer and seller closing costs for all 50 states — transfer taxes, title insurance, origination fees, prepaid costs, and attorney requirements by state.

All 50 States Buyer & Seller Side Transfer Taxes by State Title Insurance Attorney States Flagged FHA · VA · Conventional · Cash
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Transaction Details

Property
Purchase Price
$
State
Down Payment
%
Buyer Cost Adjustments
Loan Origination Fee% of loan
%
Appraisal Fee
$
Home Inspection
$
Annual Property Tax Rate
%
Property Tax Escrowmonths
mo
Annual Homeowners Insurance
$
Prepaid Interest Days
days
Seller Cost Adjustments
Agent Commission% of sale price
%
Home Warrantyoptional
$
↓ Methodology ↓
How this calculator works — formulas & sources
Transfer Tax
Transfer Tax = Purchase Price × State Rate
(some states: split buyer / seller or negotiable)
Rates sourced from state revenue department schedules as of 2026. County and city transfer taxes are included where applicable (e.g. NYC, Philadelphia). Some states (TX, WY, ID, ND, NM, AK, MO, MS, KS, UT) have no transfer tax.
Title Insurance
Lender's Policy ≈ Loan Amount × 0.5%
Owner's Policy ≈ Purchase Price × 0.5%
(adjusted by state — TX and FL are regulated rates)
Title insurance is a one-time premium paid at closing. Lender's policy is required by most lenders. Owner's policy is optional but strongly recommended. Rates are filed with state insurance departments and vary by insurer.
Loan Origination Fee
Origination Fee = Loan Amount × Origination %
Typical range: 0.5–1.0% of loan amount
Covers lender's processing, underwriting, and administrative costs. Some lenders charge zero origination and offset with a slightly higher rate. Compare Loan Estimates from multiple lenders — this fee is negotiable.
Prepaid Costs
Prepaid Interest = Daily Rate × Days Until Month End
Prepaid Tax = Annual Tax ÷ 12 × Months to Next Due Date
Prepaid Insurance = First Year Premium (paid upfront)
Prepaids are not fees — they are costs you would pay anyway, collected at closing to fund your escrow account and cover the gap to your first mortgage payment. Closing at month-end minimises prepaid interest.
Buyer Total
Buyer Total = Transfer Tax + Lender Fees + Title (lender) +
Title (owner) + Attorney + Appraisal + Recording + Prepaids
Typical buyer closing cost range: 2–5% of purchase price. High-cost states (NY, PA, DE) reach 4–6% due to mortgage recording tax and attorney requirements. Low-cost states (TX, WY) often land at 1.5–2.5%.
Seller Total
Seller Total = Agent Commission + Transfer Tax +
Title (seller share) + Attorney + Home Warranty + Recording
Agent commission is typically 5–6% of sale price, historically the largest seller cost. Post-2024 NAR settlement, buyer agent compensation must be separately negotiated. Commission is always negotiable.
Sources: State revenue department rate schedules (all 50 states) · CFPB Loan Estimate guidelines (12 CFR §1026.37) · State insurance commission rate filings · 2024 NAR settlement terms · RESPA (12 USC §2601)
Last reviewed: April 2026

Cost Estimate

State: California
Attorney Required No
Buyer Transfer Tax —
Seller Transfer Tax —
Buyer Closing Costs
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Buyer Cost Breakdown
Seller Closing Costs
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Seller Cost Breakdown
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How it works

Why closing costs vary so much

The same $350,000 purchase can cost $6,000 to close in Texas or $22,000 in Pennsylvania. Here's why — and what you can do about it.

01 — TRANSFER TAXES
The biggest variable by state

Transfer taxes are levied by state and county on the transfer of property. They range from 0% in Texas, Wyoming, and several other states to 2%+ in Delaware, Pennsylvania, New York, and DC. On a $350,000 purchase in Pennsylvania, the transfer tax alone is $7,000. In Texas, it's $0. Who pays — buyer or seller — also varies by state convention.

02 — TITLE INSURANCE
Two policies, not one

There are two separate title insurance policies: lender's title (required for all financed purchases, protects the lender) and owner's title (protects the buyer, technically optional but strongly recommended). Who pays for each varies by state — in California and Texas, sellers traditionally pay the owner's policy. In Florida and New York, buyers pay. This calculator applies state conventions automatically.

03 — ATTORNEY STATES
~20 states require an attorney

In approximately 20 states — including New York, Massachusetts, New Jersey, Illinois, Georgia, and Virginia — state law or strong convention requires a real estate attorney at closing. The attorney reviews documents, ensures title is clear, and conducts the closing. Cost is typically $800–1,500 for buyers and $800–1,000 for sellers. This calculator flags attorney-required states and adds the fee automatically.

04 — PREPAID COSTS
Not fees — advance payments

Prepaid costs — property tax escrow, homeowners insurance, and prepaid interest — are not closing costs in the traditional sense. You'd pay them anyway. But they're due at closing and affect how much cash you need. Closing at the end of the month minimises prepaid interest (only 1–3 days). The lender typically requires 2–3 months of property tax in escrow to establish your escrow account.

05 — FHA & VA FEES
Government loan upfront costs

FHA loans require an upfront MIP (mortgage insurance premium) of 1.75% of the loan amount, added to the loan balance. On a $315,000 loan (10% down on $350k), that's $5,513 rolled into your mortgage — it doesn't come out of pocket but it increases your loan balance and monthly payment. VA loans charge a funding fee of 2.15% (first use) — same structure, added to the loan. Conventional loans have neither, assuming 20%+ down.

06 — SELLER CONCESSIONS
The negotiation tool buyers miss

In a buyer's market, sellers can contribute to the buyer's closing costs — called seller concessions. FHA allows up to 6% of purchase price. Conventional allows 3% (under 10% down), 6% (10–25% down), or 9% (above 25% down). VA allows up to 4%. Asking for $8,000 in seller concessions on a $350,000 home covers most of the buyer's closing costs without changing the purchase price — it effectively splits the cost into your mortgage.

FAQ

Common questions

How much are closing costs in the US?
For buyers, closing costs typically run 2–5% of the purchase price. On a $350,000 home, that's $7,000–17,500. The range is wide because transfer taxes vary so dramatically by state — from 0% in Texas to 2%+ in Pennsylvania and Delaware. Low-cost states (TX, FL, WY, ID) typically see buyer closing costs of 1.5–2.5%. High-cost states (NY, PA, DE, CT, MA) can reach 4–6%. For sellers, expect 6–10% of sale price — mostly agent commission (3–5.5%) plus transfer taxes and title insurance.
Which states have the highest and lowest closing costs?
Highest buyer closing costs: Delaware (2% transfer tax), Pennsylvania (2% transfer tax), New York (0.4–0.4% state + NYC surcharges), Maryland (0.5% each side), Vermont (1.25% buyer). Combined with title and lender fees, Delaware buyers often pay 4–5% of purchase price in closing costs. Lowest buyer closing costs: Texas (no transfer tax, seller pays owner's title), Wyoming, Indiana, Missouri, and most Mountain West states where transfer taxes are minimal or zero. Buyers in these states typically pay 1.5–2.5%.
Do I need an attorney to close on a house?
It depends on the state. Approximately 20 states either require or strongly encourage attorney representation at closing — including New York, Massachusetts, New Jersey, Illinois, Georgia, South Carolina, North Carolina, Virginia, Connecticut, Delaware, Maine, New Hampshire, Rhode Island, Vermont, Maryland, and Washington DC. In these states, the attorney reviews and prepares closing documents, ensures clean title transfer, and manages the closing process. In other states, a title company or escrow company handles this instead. This calculator flags attorney-required states automatically and includes the estimated fee.
Can I negotiate closing costs?
Yes — several components are negotiable. Loan origination fee: compare at least 3 Loan Estimates from different lenders — fees vary by $1,000–3,000 on the same loan. Settlement/escrow fee: shop multiple title companies. Seller concessions: ask the seller to contribute to your closing costs — FHA allows up to 6%, conventional up to 3–9% depending on down payment. Closing date: closing at month-end minimises prepaid interest. Transfer taxes, recording fees, and government charges are not negotiable.
What is the difference between closing costs and a down payment?
Your down payment goes toward the purchase price of the home — it becomes equity immediately. Closing costs are fees for services required to complete the transaction — they don't add to your equity. Both are due at closing. On a $350,000 home with 20% down and $9,000 in closing costs, you need $70,000 (down payment) + $9,000 (closing costs) = $79,000 in cash at closing. Some programs allow closing costs to be rolled into the loan or covered by seller concessions, reducing the cash needed at closing.
What is included in prepaid costs at closing?
Prepaid costs are advance payments you'd make anyway — they're just collected at closing. They include: Prepaid interest (mortgage interest from closing date to end of the month — closing on the 28th means 2–3 days; closing on the 2nd means 28 days), homeowners insurance (first year's premium paid upfront), and property tax escrow (2–3 months of property taxes deposited into your escrow account so the lender can pay your tax bill when it's due). These are not fees — they're your own money held in escrow or paid to your insurer.