Every fee between you and the keys — itemized, and totaled into your cash to close
$—
Total Cash to Close
$—
Closing Costs Only
—
Costs as % of Price
Fee
Estimate
Who sets it
Estimates reflect national fee surveys; your Loan Estimate (delivered within 3 days of applying) shows binding figures. Seller-paid items (like their agent's commission) are not your closing costs.
Purchase price
Closing costs
% of price
The down payment gets all the attention, but it's not the only check you write at closing: between contract and keys sits a stack of lender, title, government and prepaid charges totaling 2–5% of the purchase price. On a $380,000 home that's $8,000–$19,000 — enough to sink a closing if it arrives as a surprise. This calculator itemizes every line the way your Closing Disclosure will, so the cash-to-close figure is a plan, not an ambush.
Title & settlement (search, insurance, escrow agent)
$2,000–$4,500
Yes — you may choose the title company in most states
Government (recording, transfer taxes)
$300–$4,000+
No — set by statute; varies wildly by state
Prepaids (insurance year one, tax escrow, interim interest)
$2,500–$4,500
Not negotiable, but not fees — it's your money placed in escrow
Why State Matters So Much
Transfer taxes are the swing item: Missouri charges essentially nothing, while parts of New York and Maryland take 1.5–2%+ of the price between state and local stamps. That's why identical houses can close $6,000 apart in costs across a state line — and why this tool has a cost-level selector.
Five Ways to Pay Less at the Table
Shop three lenders. Origination + underwriting fees vary by thousands for the same rate; the Loan Estimate form exists precisely so you can compare line-by-line.
Ask for seller concessions. In buyer-friendly markets, sellers routinely credit 1–3% toward closing costs — effectively financing your fees into the price.
Shop the title company. In most states the buyer can choose; "simultaneous issue" discounts on owner's + lender's policies save hundreds.
Question the point. A discount point (1% of loan) buying ~0.25% of rate breaks even in roughly 5–7 years — worth it only if you'll keep the loan that long. Toggle it in the calculator to see the cash impact.
Close late in the month. Prepaid interim interest covers closing day to month-end — a day-28 closing owes 2–3 days of it, a day-2 closing owes nearly a month.
Cash to Close vs Closing Costs
Lenders quote "cash to close" = closing costs + down payment − credits (earnest money you've already deposited, seller concessions, lender credits). This calculator's headline number is the gross figure; subtract your earnest deposit and any negotiated credits for the final wire amount. And it will be a wire — verify wiring instructions by phone, wire fraud targeting closings is the industry's biggest scam.
How to Use the Calculator
Enter price and down payment percentage.
Pick your state's cost level (transfer taxes and title rates drive the difference).
Toggle the discount point if you're considering buying the rate down.
Read the itemized table — bring it to your lender and make them beat it line by line.
Frequently Asked Questions
Can closing costs be rolled into the mortgage?
On a purchase, generally no (that's a refinance feature) — but seller concessions and lender credits achieve the same effect: trading a slightly higher price or rate for less cash today.
What's the difference between prepaids and fees?
Fees pay for services and are gone; prepaids (insurance year one, tax escrow, interim interest) are your own future bills paid early into escrow. Both require cash at closing, which is why this tool includes both.
Do I really need owner's title insurance?
It's optional in most states, but it's a one-time ~0.3–0.5% premium protecting your entire equity against title defects forever. Nearly every real estate attorney buys it on their own homes — that's the tell.
How accurate will my Loan Estimate be?
Legally binding within tolerances: lender fees can't change at all, and most third-party fees can't rise more than 10% in aggregate. Compare it against this itemization and question anything that looks padded.
Who pays the real estate agents?
Commission structures are negotiated per deal — traditionally seller-paid from proceeds. Post-2024 rule changes mean buyers may negotiate and sometimes pay their agent directly; if so, add that to your cash plan (see the Commission Calculator).
When is the money actually due?
Earnest money within days of contract; the remainder wired the day before or morning of closing. Confirm wire instructions by phone with a number you trust — never from email alone.
Is my information private?
Yes — everything computes locally in your browser and is never transmitted.
Closing costs are the price of the transaction, not the home — which means they're the most shoppable dollars in the whole purchase. Get three Loan Estimates, negotiate the credits, and walk into closing knowing the wire amount to the dollar. Pair with the PITI Payment Calculator for the monthly side of the story.