Closing Cost Calculator — Buyer Cash to Close 2026
Estimate buyer closing costs on a US home purchase: lender fees, title and settlement, transfer and recording taxes, inspection, prepaid interest and insurance, escrow deposit and seller credits — and the total cash to close.
| Lender fees (origination, appraisal, credit, flood cert) | — |
|---|---|
| Title & settlement (title insurance, settlement, survey) | — |
| Government (transfer tax, recording) | — |
| Inspection | — |
| Prepaids (15 days interest, 12 months insurance) | — |
| Initial escrow (3 months tax) | — |
| Less credits | — |
| Closing costs as % of price | — |
| Total cash to close (down payment + costs) | — |
In short
Buyer closing costs on a US home typically run 2–5% of the price: lender origination and appraisal, lender’s title insurance and settlement fees, recording and any state transfer tax (0% to 2%+), inspection, prepaid interest and a year of insurance, plus an escrow deposit of a few months of tax — about $15,100 on a $450,000 home with 10% down, so roughly $60,100 of cash to close.
Who this is for: First-time and repeat US home buyers budgeting cash to close, and buyers checking a Loan Estimate line by line.
What buyers pay at closing
Closing costs are everything paid at settlement besides the down payment, and they fall into the categories on the CFPB Closing Disclosure: lender fees (origination or points, appraisal, credit report, flood certification), third-party services (title search and lender's title insurance, settlement or attorney fee, survey, inspection), government charges (recording, and transfer taxes that range from nothing in Texas to over 2% in parts of New York), prepaids (interest from closing to month-end, the first year of homeowners insurance) and the initial escrow deposit (a few months of property tax and insurance so the lender can pay the bills).
Together they typically run 2–5% of the price for buyers — more in high-transfer-tax states, less on cash purchases. Sellers pay the agent commissions and usually the owner's title policy. The calculator uses typical 2026 figures for fixed fees and your inputs for the big variables, then shows the total cash to close.
See also: Mortgage Payment Calculator (PITI), FHA Loan Calculator 2026, PMI Calculator.
Assumptions
- Fixed fees at typical 2026 levels: appraisal $550, credit $50, flood $25, settlement $800, survey $450, inspection $450, recording $150; title insurance 0.5% of price.
- Origination and transfer tax at the percentages you enter; prepaid interest for 15 days; 12 months of insurance; 3 months of property tax in escrow.
- FHA upfront MIP, VA funding fee, HOA fees and owner’s title policy are excluded.
- Seller and lender credits reduce the total one-for-one.
Worked example
Loan $405,000. Lender: $4,050 + $550 + $50 + $25 = $4,675. Title: $2,250 + $800 + $450 = $3,500. Government: $2,250 + $150 = $2,400. Inspection $450. Prepaids: 15 days interest $1,082 + insurance $1,800 = $2,882. Escrow: 3 × $412.50 = $1,238. Total $15,144, or 3.37% of the price; cash to close $60,144 with the $45,000 down payment.
Frequently asked questions
Who pays closing costs — buyer or seller?
Both, for different items: buyers pay lender, title (lender's policy), government and prepaid items; sellers pay commissions and often the owner's title policy. Seller concessions can shift up to 3–9% of the price to the seller depending on loan type.
Can closing costs be rolled into the mortgage?
On a purchase, generally no (except VA/USDA fees and lender credits in exchange for a higher rate). On a refinance, yes.
What are points?
Prepaid interest: 1 point = 1% of the loan, buying a lower rate. Worth it only if you keep the loan past the break-even month.
Why are prepaids and escrow counted?
They are not fees, but they must be paid in cash at closing, so they belong in the cash-to-close figure; the escrow deposit is your own money held by the lender.
Is there a transfer tax in my state?
Thirteen states have none (e.g. Texas, Alaska, Montana); others charge 0.1–2%+, sometimes split with the seller. Check your county recorder.
When do I see the exact numbers?
The Loan Estimate within three business days of application and the Closing Disclosure at least three business days before closing — fees in the zero-tolerance categories cannot rise from the estimate.
What is a lender credit?
The lender pays some closing costs in exchange for a higher interest rate — the reverse of paying points. Worth it if you will sell or refinance within a few years.
Do VA loans have closing costs?
Yes, though the VA caps lender charges at 1% and bars some fees; the funding fee (1.25–3.3%) can be financed.
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