Closing Costs Estimator
Your numbers
Two fields. Every fee line is a labeled, editable estimate — real quotes replace them the moment you have a Loan Estimate in hand.
Sets the loan amount — origination and prepaid interest scale with it
How we calculate this
An itemized ledger, not a lump percentage. Lender fees (origination scaled to your loan, appraisal, credit and underwriting flats), title and settlement (both title policies as a percentage of price, plus the closing agent's fee), and prepaids (your first-year homeowner's insurance, a three-month property-tax escrow, and prepaid interest from a mid-month close — daily rate times fifteen days). Every line is editable, because every line becomes a real quote the day you have a Loan Estimate.
One constant per quantity. The insurance and property-tax figures are the same sourced numbers the PITI calculator uses — two tools never disagree about the same fact on this site. For scale: the CFPB's 2024 closing-cost inquiry put median total loan costs at $6,000 (2022, up 36% from 2021 to 2023), and the last granular ClosingCorp national report (2021) measured 1.81% of price including transfer taxes. Our itemized national default lands at about 2.5% of price all-in except transfer taxes — the rent-vs-buy tool rounds the same quantity to a conservative 3%, and both pages say so.
Why there's no transfer-tax line: about a dozen states charge nothing; the most expensive places combine state and local rates near 4% (Delaware; parts of New York City). Any single national number would be wrong for almost everyone, so this tool gives you the range and tells you to check your state — an honest note instead of a fake line item.
Real scenarios
The $400k baseline: about $10,000 before transfer taxes
On a $400,000 home with $80,000 down (a $320,000 loan), the ledger sums to $10,047 — $3,150 of lender fees, $2,650 of title and settlement, and $4,247 of prepaids, about 2.5% of the price. Cash to close is that plus your down payment: $90,047. The prepaids surprise people most — $2,490 of insurance and $900 of tax escrow are real money due at the table.
10% down: costs rise with the loan, not the price
Same $400,000 home with $40,000 down: origination climbs to $1,800 and prepaid interest to $965, for a $10,355 total. Title and taxes didn't move — they follow the price — but every loan-scaled line grew. A thinner down payment raises the loan and the closing costs at the same time.
The line that isn't there
A buyer in Delaware can owe roughly 4% in combined transfer taxes — more than this entire ledger — while a buyer in Texas owes none. That single unmodeled line can outweigh everything above, which is exactly why we show a range note instead of pretending a national average exists.