US Closing Cost Calculator 2026

Estimate your total US buyer closing costs and cash to close in seconds. Itemised by loan and title fees, prepaids and state transfer tax — for Conventional, FHA, VA and USDA loans. Edit any figure to match your Loan Estimate.

📅 Last updated: July 2026 · Sources: CFPB, HUD/FHA, VA, FHFA

💵 2–5% of price 🏦 Conventional · FHA · VA · USDA 🗺️ State transfer tax 🔒 No data stored

Home Purchase Price

Down Payment

Under 20% on a conventional loan usually means monthly PMI (not a closing cost).

Loan Type

Interest Rate

State (sets typical transfer tax)

Transfer tax varies by county/city and is often paid by the seller — this only pre-fills a typical rate you can edit below.

These are typical US defaults — edit any figure to match your lender's Loan Estimate.

Origination Fee

% loan

Appraisal

Other Lender Fees

Title Insurance

% price

Settlement, Escrow & Recording

Home Inspection

Transfer / Recording Tax

% price

Set automatically by the state selector above; edit for your exact county/city.

Property Tax Rate

% / yr

Tax Escrow

months

Homeowners Insurance (1 yr)

Prepaid Interest

days

💵

Enter a purchase price to estimate your closing costs.

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US Closing Costs Explained (2026)

Closing costs are the fees and prepaid items you pay to finalise your mortgage and property purchase — separate from, and on top of, your down payment. For buyers they typically total 2% to 5% of the purchase price (CFPB). On a $400,000 home with 20% down, that is roughly $8,000–$20,000 of closing costs plus your $80,000 down payment, so your total cash to close lands around $88,000–$100,000.

What makes up your closing costs

                The main line items:
                Loan fees — origination, underwriting, appraisal, credit report
Title & settlement — lender's and owner's title insurance, escrow/attorney fee, recording
Government — state/county/city transfer & recording taxes (0% in some states, 2%+ in others)
Prepaids — first-year homeowners insurance, a few months of property-tax escrow, prepaid interest
Upfront mortgage insurance — FHA 1.75%, VA funding fee 2.15% (first use), USDA 1.0% — usually financed into the loan, not paid in cash

            

Loan type changes the picture

A Conventional loan has no upfront mortgage-insurance fee (though PMI applies monthly under 20% down). FHA adds a 1.75% upfront MIP, VA a funding fee of 2.15% for most first-use buyers (exempt for veterans receiving disability compensation), and USDA a 1.0% guarantee fee. These upfront amounts are normally rolled into the loan balance, so they raise what you owe rather than the cash you bring to closing — the calculator shows them as a separate line for exactly that reason. Figures verified July 2026 against HUD, VA and USDA.

State transfer tax is the biggest variable

Transfer and recording taxes swing closing costs more than any other item. States such as Texas and Arizona charge none, while places like Pennsylvania (~2% commonly split) and parts of New York run much higher — and in many states the seller customarily pays. Use the state selector to pre-fill a typical rate, then confirm the exact figure and who pays with your closing agent.

Frequently Asked Questions

How much are closing costs in the US? +

Buyer closing costs typically run 2% to 5% of the purchase price, according to the CFPB. On a $400,000 home that is roughly $8,000 to $20,000, on top of your down payment. The exact figure depends on your loan type, lender fees, title costs, prepaids (insurance and property-tax escrow) and any state or local transfer taxes.

Who pays closing costs — the buyer or the seller? +

Both pay their own costs. This calculator estimates the buyer side (loan, title, prepaids). Sellers usually pay the real-estate commission and, in many states, the transfer tax. Who pays the transfer tax varies by state and county and is negotiable, so confirm with your closing agent.

What is included in closing costs? +

Common buyer items are: loan origination and underwriting fees, appraisal and credit report, title insurance and title search, settlement/escrow and recording fees, home inspection, government transfer/recording taxes, and prepaids — the first year of homeowners insurance, a few months of property-tax escrow and prepaid interest. FHA, VA and USDA loans also add an upfront mortgage-insurance or funding fee, which is usually financed into the loan.

Do closing costs vary by state? +

Yes, significantly. The biggest driver is transfer tax: some states (such as Texas and Arizona) have none, while others reach 2% or more. Title-insurance pricing, attorney-vs-escrow closings and recording fees also differ by state, so two identical purchases can have very different closing costs.

Can closing costs be rolled into the loan? +

Some can. FHA/VA/USDA upfront fees are typically financed into the loan balance. Third-party closing costs generally cannot be financed on a purchase, but you can ask the seller for a credit (seller concessions) or take a lender credit in exchange for a slightly higher interest rate. A refinance often allows more costs to be rolled in.

How much are closing costs on a $300,000 house? +

At the typical 2%–5% range, closing costs on a $300,000 home run roughly $6,000 to $15,000, on top of your down payment. The exact figure depends on your lender fees, title costs, prepaids and any state transfer tax. Enter $300,000 in the calculator above and adjust the itemized fields to match your Loan Estimate for a tailored number.

Can I negotiate or lower my closing costs? +

Yes. You can shop lenders and compare the Loan Estimate's section C services, ask the seller for a credit (seller concessions), request a lender credit in exchange for a slightly higher rate, or choose your own title/settlement provider where allowed. Comparing at least three Loan Estimates is the single most effective way to cut closing costs.

What are seller concessions? +

Seller concessions are closing costs the seller agrees to pay on your behalf, negotiated into the purchase contract. Loan programs cap them — commonly 3%–6% of the price for conventional loans (depending on down payment), up to 6% for FHA and up to 4% for VA. They can cover lender fees, title, prepaids and points, reducing your cash to close.

Do closing costs include the down payment? +

No. Your down payment and your closing costs are separate. The down payment is your equity contribution toward the price; closing costs are the fees and prepaids to finalize the loan and transfer. Your total cash to close is the two added together — which is the headline figure this calculator shows.

What is the difference between a Loan Estimate and a Closing Disclosure? +

The Loan Estimate is a standardized three-page form your lender must send within three business days of your application, showing estimated rates, payments and closing costs. The Closing Disclosure is the near-final version you receive at least three business days before closing. Compare the two: most fees can only change within set tolerances, so the Closing Disclosure should closely match your Loan Estimate.

⚠️ This calculator provides estimates for informational purposes only and is not a Loan Estimate or legal/financial advice. Actual closing costs depend on your lender, location and negotiation. Always rely on your official Loan Estimate and Closing Disclosure, and verify figures with your lender and closing agent. Transfer-tax rates and who pays them vary by state, county and city.