Closing Cost Calculator 2026
Every closing fee itemized for your specific home price, loan amount, and state. Based on April 2026 ClosingCorp data, current title insurance rates, and state-specific transfer tax schedules.
Last updated April 2026 · Sources: ClosingCorp 2025 closing cost study, Bankrate state-by-state survey, CFPB Loan Estimate guidance, Rocket Mortgage data
Your purchase
Itemized closing costs
Closing costs by state — $400,000 home estimate
| State | Estimated total | % of price |
|---|---|---|
| New York | $22,400 | 5.6% |
| Delaware | $21,800 | 5.5% |
| New Jersey | $16,500 | 4.1% |
| Pennsylvania | $15,200 | 3.8% |
| California | $13,400 | 3.4% |
| Florida | $12,200 | 3.1% |
| National average | $11,500 | 2.9% |
| Texas | $8,700 | 2.2% |
| Indiana | $7,900 | 2.0% |
| Wyoming | $7,400 | 1.9% |
Estimates based on 80% LTV, 6.46% rate, national average property tax. Excludes seller-paid agent commissions.
Frequently Asked Questions
How much should I expect to pay in closing costs?
Buyer closing costs typically run 2% to 5% of the home's purchase price. On a $400,000 home, that's $8,000 to $20,000. The wide range comes down to state customs (transfer taxes especially), loan type, and whether you're paying discount points. ClosingCorp's most recent data puts the national average around $6,900 on a $350,000 home, up about 3.8% from the prior year.
Which states have the highest closing costs?
New York leads by a wide margin because of mansion tax, mortgage recording tax, and high title insurance rates. Other transfer-tax-heavy states include New Jersey, Pennsylvania, Delaware, Connecticut, and DC. On a $400,000 purchase, total closing costs in NY can exceed $20,000, while Texas, Indiana, and Wyoming buyers often pay under $8,000 for the same purchase price. Florida sits in the middle.
What's the difference between lender's and owner's title insurance?
Lender's title insurance protects the bank if a title defect surfaces after closing — it's required on every mortgage and the cost is roughly 0.5% of the loan amount. Owner's title insurance protects you and is typically optional but strongly recommended. It's a one-time payment, usually 0.5% of the purchase price, and protects against undiscovered liens, forged documents, and ownership disputes that the title search missed.
Can I negotiate closing costs?
Some of them. Lender fees (origination, application, processing, underwriting) are negotiable — you should get Loan Estimates from at least three lenders and use them to push back. Title insurance rates are set or filed at the state level in many states, so they're less flexible. Third-party services like the appraisal and credit report are pass-through costs with little wiggle room. The biggest wins usually come from shopping the lender, not nickel-and-diming the line items.
Who pays closing costs — buyer or seller?
Both, but they pay different fees. Buyers pay loan-related costs (origination, appraisal, lender title), prepaid items (taxes, insurance, interest), and recording. Sellers traditionally cover real estate commissions (currently averaging 5.03% statewide in California) and owner's title in some states, plus transfer taxes where local custom dictates. The August 2024 NAR settlement changed how buyer-agent commissions are negotiated, but didn't eliminate them.
What is a seller credit and how much can I get?
A seller credit (also called seller concession) is money the seller agrees to put toward your closing costs as part of the negotiation. Conventional loans cap concessions at 3% of the price for primary residences with under 10% down, 6% with 10%-25% down, and 9% with 25%+ down. FHA caps at 6%, and VA caps at 4% (though VA also lets the seller pay all standard closing costs separately). Concessions can't exceed your actual closing costs.
Can I roll closing costs into my loan?
On a refinance, almost always — you're increasing the loan balance by the closing cost amount. On a purchase, no. The lender funds based on the appraised value, and your loan amount can't exceed the lesser of price or appraisal. The exception is FHA loans, which let you finance the upfront mortgage insurance premium (UFMIP) into the loan, but not other closing costs.
What is prepaid interest at closing?
Prepaid interest covers the days between your closing date and the end of that month. Mortgages are paid in arrears (your November payment covers October interest), so if you close on November 15, you owe roughly 15 days of interest at closing to bridge the gap before your first regular payment on January 1. Closing late in the month minimizes prepaid interest — closing on the last day of the month means you pay just one day.
Why does the lender require a property tax and insurance escrow?
For most loans (especially with under 20% down), lenders collect 2-3 months of property tax and insurance as an initial escrow cushion at closing, then add 1/12 of the annual amount to your monthly payment going forward. The escrow account ensures the lender knows the bills get paid, since unpaid taxes can result in a tax lien that wipes out their mortgage lien. You can sometimes waive escrow with 20%+ down for an additional fee.
Are closing costs tax deductible?
Mostly no. The big exceptions are mortgage interest (including prepaid interest at closing), discount points (deductible in the year paid for purchases, prorated for refinances), and property taxes paid through escrow. Title insurance, appraisal fees, and recording fees are not deductible — but they do add to your home's cost basis, which reduces your capital gain when you sell. The 2025 OBBBA raised the SALT cap to $40,000, which makes property tax deductions more useful.
How do I avoid surprise closing costs?
Demand the Loan Estimate within three business days of your application — federal law requires it. Compare the LE side by side with at least two other lenders' LEs. Three business days before closing, you'll receive the Closing Disclosure with final numbers. By law, the Closing Disclosure can't deviate from the Loan Estimate beyond specific tolerances on most fees (zero tolerance on lender fees, 10% tolerance on services where you didn't shop). If your CD shows surprise increases, push back hard.
What's a no-closing-cost loan and is it real?
Yes, but the costs don't actually disappear. The lender either rolls them into your loan balance (you pay interest on them for 30 years) or charges a slightly higher rate (typically 0.25%-0.50% more) to cover them. Over a 5-7 year holding period, no-closing-cost loans often cost less because you avoid sinking cash into fees. Over a 20-30 year holding period, paying upfront usually wins by a wide margin. Run the math both ways.
Sources: ClosingCorp 2025 closing cost study, Bankrate "Average closing costs by state" (Sept 2025), CFPB Loan Estimate and Closing Disclosure rules, Rocket Mortgage state-by-state averages, Tax Foundation transfer tax data.
Disclaimer: All estimates. Actual closing costs vary by lender, title company, county, loan type, and credit profile. Always rely on the official Loan Estimate from your lender for accurate numbers.