Closing Cost Estimator - Itemized Fees, Transfer Taxes & Cash to Close by State

Buyer closing costs typically run 2% to 5% of the home price - about $8,000 to $20,000 on a $400,000 purchase - before your down payment. Enter your price and state to see an itemized cash-to-close estimate with lender fees, title, appraisal, prepaid escrow, and state transfer or recording taxes. Adjust loan type to model FHA upfront MIP or VA funding fee, then download a printable CSV breakdown.

Purchase Details

Enter your price and state to see an itemized cash-to-close estimate. Adjust loan type to model FHA or VA fees.

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Estimated Closing Costs

Cash to Close

$88,470

Down Payment$80,000
Total Closing Costs$8,470
% of Home Price (fees only)2.1%
Lender origination / underwriting$2,400
Appraisal fee$550
Title insurance & settlement$3,000
Prepaid property tax escrow (2 mo)$420
Prepaid homeowners insurance (14 mo)$2,100

Methodology and limitations

Last reviewed:

Methodology

Estimates buyer closing costs from home price, down payment, and loan type. Applies planning benchmarks for origination, appraisal, title, and prepaid escrow, plus configured state transfer and recording taxes. Adds FHA upfront MIP or VA funding fee when selected.

Limitations

Planning estimate only. Does not replace a lender Loan Estimate or Closing Disclosure. County and city tax layers may differ from statewide defaults. Fee quotes vary by lender and market.

Official sources

How Closing Costs Are Estimated

Buyer closing costs typically run 2% to 5% of the home price - about $8,000 to $20,000 on a $400,000 purchase - before your down payment. Enter your price and state to see an itemized cash-to-close estimate with lender fees, title, appraisal, prepaid escrow, and state transfer or recording taxes. Adjust loan type to model FHA upfront MIP or VA funding fee, then download a printable CSV breakdown.

Method used

This estimator builds an itemized buyer closing-cost total from your home price, down payment, loan type, and selected state. It applies planning benchmarks for lender origination, appraisal, and title/settlement, adds prepaid tax and insurance escrow, layers configured state transfer or recording taxes, and includes FHA upfront MIP or VA funding fee when those loan types are selected.

Cash to close = down payment + sum(itemized fees). Transfer taxes = configured state rates × sale price or loan amount. FHA UFMIP = base loan × 1.75%. VA funding fee = base loan × selected %.

Practical example

Example: a $400,000 home with 20% down in a typical state might show roughly $8,000-$16,000 in closing costs (2-4% of price) plus $80,000 down payment, for cash to close near $88,000-$96,000 before seller credits.

  • $400,000 home price
  • 20% down payment
  • Conventional loan
  • Your state selected for transfer/recording taxes

The output lists each fee line, totals by category, percent of home price, and cash to close. Download CSV or print for a printable breakdown.

Assumptions

  • Origination, appraisal, and title fees use national planning benchmarks and vary by lender.
  • State transfer/recording taxes use configured geo tax data for the selected state.
  • FHA and VA government fees use published rate defaults and can be financed into the loan.

What this includes

  • Itemized fees, state transfer taxes, prepaid escrow, FHA/VA fees, cash to close, CSV export, and printable breakdown.

What this excludes

  • Seller credits, lender credits, exact lender fee quotes, HOA transfer fees, and every county- or city-specific surcharge.

Frequently Asked Questions

What are typical closing costs when buying a house?

Buyer closing costs usually total 2% to 5% of the purchase price, not counting the down payment. On a $400,000 home that is roughly $8,000 to $20,000 for lender fees, title and settlement, appraisal, prepaid taxes and insurance, and transfer or recording taxes. Exact totals vary by state, loan type, and lender. Enter your price and state in this estimator for an itemized planning figure.

What closing costs does this estimator include?

This tool itemizes lender origination, appraisal, title insurance and settlement, prepaid property tax and homeowners insurance escrow, and configured state transfer or recording taxes. For FHA loans it adds upfront MIP; for VA loans it can add the funding fee. It does not replace your official Loan Estimate or Closing Disclosure from the lender.

Do closing costs differ by state?

Yes. Transfer taxes, mortgage recording taxes, and deed stamps vary widely by state and sometimes by county. New York recording taxes and Philadelphia realty transfer tax are among the highest; some states levy little or no deed transfer tax. Select your state to apply that state's configured closing-tax rates to your sale price and loan amount.

Are FHA and VA closing costs different from conventional?

FHA loans add an upfront mortgage insurance premium (typically 1.75% of the base loan) that is often financed into the loan. VA loans may include a funding fee that depends on down payment and prior use; some veterans are exempt. Third-party fees like appraisal and title still apply on all loan types. Switch loan type in the calculator to compare.

What is cash to close?

Cash to close is the money you need at settlement: down payment plus closing costs, minus any seller credits or lender credits on your Closing Disclosure. This estimator adds down payment to estimated closing costs for a planning cash-to-close total. Confirm final numbers on your Closing Disclosure at least three business days before closing.

Can I download or print my closing cost estimate?

Yes. Use Download CSV to export the full itemized fee table for Excel or Google Sheets, or Print / PDF to save a printable breakdown. Share the scenario URL to reopen the same price, state, and loan type later.