Closing Cost Calculator

Type in the address of any home in the country and see what you would bring to closing: down payment, closing costs, prepaids, and escrow, line by line, the way a Loan Estimate lays it out. Property taxes and insurance are estimated for that county and state.

The Home

Property Address iType the street address of the home, with the city and state or ZIP, and tap Look up. The address goes to the US Census Bureau's public geocoder, which returns the county. That county's typical tax rate and the state's insurance and closing customs fill in below.

Nothing else about you is sent or saved. If the lookup cannot find a brand new address, just pick the state and county yourself.

State iThe state sets most of the closing customs: who usually pays for the owner's title policy, transfer and mortgage taxes, whether an attorney runs the closing, and when property tax bills come due. Change it here if the lookup got it wrong.

County iProperty taxes are set locally, so the county drives the tax estimate. Each county's typical rate comes from Census Bureau data on homes with a mortgage: the median tax bill divided by the median home value. Leave it on the statewide figure if you do not know the county yet.

Purchase Price iThe contract price of the home. Almost everything below keys off it: the down payment, the loan, the title premiums, transfer taxes, and the tax and insurance estimates.

Closing Date iThe day you expect to sign. It drives 2 real numbers: the prepaid interest from closing day through the end of that month, and how many months of property taxes the lender collects up front, which depends on when this state's tax bills come due.

Loan Type iEach program changes the math: the minimum down payment, the upfront fee (VA funding fee, FHA upfront MIP, USDA guarantee fee), the monthly mortgage insurance, and how much the seller is allowed to pay toward your costs.

Down Payment iWhat you put down, as a percent of the price or a dollar amount. Minimums: conventional 3% for first-time buyers and 5% for most others, FHA 3.5%, VA and USDA $0. Your earnest money deposit counts toward it, so enter the full down payment here and the deposit below.

Credit Score iConventional PMI is priced by credit band and down payment, so your band drives the monthly mortgage insurance estimate. It does not change the closing costs themselves.

Interest Rate iYour quoted annual interest rate. No quote yet? Use a current market estimate for a realistic payment. Check daily rates to get a good average. See current market rates.

Loan Term iThe loan length in years. Most buyers use 30 years.

yrs

See current market rates

These are national daily averages from Optimal Blue, not a quote. Your actual rate depends on your credit, down payment, loan type and any points you pay. The date is shown at the bottom of the panel. Nothing here changes the rate you typed into the calculator.

Source: Optimal Blue Mortgage Market Indices (OBMMI). Open the market rates in a new tab.

Loan Amount iPurchase price minus your down payment, plus any upfront fee you roll into the loan.

$380,000

Loan-to-Value

95.0%

Principal & Interest

$2,339.73/mo

Taxes, Insurance, HOA

Property Taxes (per year) iFilled in from the county's typical rate. If the listing shows last year's tax bill, you can type it here instead, with one warning: in states where the assessed value resets when a home sells, last year's bill was the old owner's, and yours will be higher. The note under the box tells you if that applies.

Homeowners Insurance (per year) iFilled in from the state's average premium, scaled to the price. Insurance is the most property-specific number on this page: age, roof, construction, and distance to the coast all move it. Replace it with a real quote as soon as you have one.

HOA Dues (per month) iHomeowners association dues, if the property has an HOA. Leave it at 0 if there is none. Any one-time HOA transfer or capital contribution fee goes in the fee panel below.

Other Monthly (flood, etc.) iAny other monthly housing cost, such as flood insurance or a special assessment. Leave it at 0 if none apply.

Credits and Deposits

Earnest Money iThe deposit you hand over when the contract is signed, usually 1% of the price. It is not an extra cost. It sits with the title company and comes back to you as a credit at closing, so it lowers the cash you bring on closing day.

Seller Credit iMoney the seller agrees to pay toward your closing costs and prepaids. Each program caps it: conventional 3% of the price with less than 10% down (6% from 10% down, 9% from 25% down), FHA 6%, USDA 6%. VA lets the seller pay all of your normal closing costs, plus up to 4% of the price in concessions like prepaids and the funding fee. Credits above your actual costs are lost, so do not ask for more than you can use.

Lender Credit iA credit from the lender toward your closing costs, usually in exchange for a slightly higher rate. Enter it as a dollar amount from your quote. Leave it at 0 if you have not asked for one.

Adjust the fees

Lender, title, and government fees are filled in with typical figures for this state. Open this to match a real quote.

Lender Fees iSection A and part of B on a Loan Estimate. Lender fees vary by company more than any other line here, so replace these with the numbers from your quote when you have one.

Discount Points iOptional. A point is 1% of the loan amount, paid at closing to buy a lower rate. Leave it at 0 unless your quote includes points.

Underwriting & Processing iThe lender's own charges: underwriting, processing, and administration, combined. $2,045 is a realistic figure for most lenders. Some lenders charge a flat origination fee instead, which goes here too.

Appraisal iPaid to an independent appraiser, usually up front by card before closing, in which case it shows on the Loan Estimate as already paid. VA sets its own appraisal fee by state, typically $600 to $900.

Credit Report iThe tri-merge credit report the lender pulls for every borrower, plus the soft re-pull before closing. Bureau pricing climbed sharply in 2025 and 2026, so $350 is a realistic figure for most files.

Flood Cert & Tax Service iTwo small required third-party fees: the flood zone determination and the tax service contract that lets the servicer track your tax bills.

Pest Inspection iVA requires a termite (wood destroying insect) inspection in most states, and this calculator adds $125 automatically when you pick VA. Other programs only need one if the appraiser calls for it.

Title and Settlement iSection C on a Loan Estimate, the services you can shop for. The defaults follow this state's customs and typical rates: who pays the owner's policy, whether an attorney handles the closing, and whether a survey is expected.

Owner's Title Policy iThe owner's policy protects your ownership for as long as you own the home. Who pays for it is a matter of local custom: the seller in some states, the buyer in others, and split or negotiable in a few. The lender's policy is a separate, cheaper policy the lender requires, and it is priced at a discounted rate when the 2 are issued together.

Owner's Policy Premium

Lender's Policy Premium

Settlement / Closing Fee

Endorsements & Title Extras iLender-required endorsements, the title search or tax certificate, courier and e-recording charges, and similar small title company items.

Attorney Fee iIn attorney states an attorney conducts or reviews the closing, and the buyer pays their fee. In title company states this is usually 0.

Survey iSome states expect a new survey on every sale, others almost never. Sellers sometimes have an existing survey that can be reused, which brings this to 0.

Government Fees iSection E on a Loan Estimate. Recording fees pay the county to record the deed and the mortgage. Transfer taxes are charged by some states, counties, and cities on the sale itself, and a few states also tax the mortgage. The calculator figures the whole transfer tax, then shows your customary share. Use the switch to see what happens if the contract moves it.

Who pays the transfer tax

Recording Fees

Transfer Tax (your share)

Mortgage / Intangible Tax

Other One-Time Costs

HOA Transfer / Capital Fee iMany associations charge a one-time transfer fee or a capital contribution when a home changes hands, anywhere from $100 to a few months of dues.

Home Warranty iOptional. A 1 year home warranty runs $500 to $700, and sellers often agree to pay it.

Home Inspection (paid before closing) iYou pay the inspector directly during your option period, so it never shows in cash to close. It is listed here so you can budget for it.

Texas

Estimated Cash to Close

Down payment plus closing costs, prepaids, and escrow, minus your earnest money and credits.

Total Monthly Payment iPrincipal and interest on the full loan, plus 1/12 of the annual taxes and insurance, mortgage insurance if the program has it, HOA dues, and anything you entered under other monthly.

Principal & interest$0

Property taxes$0

Homeowners insurance$0

Mortgage insurance$0

HOA and other$0

How the cash to close adds up

Down payment$0

Loan costs (lender, title, and services)$0

Government fees$0

Prepaids and escrow deposit$0

Other one-time costs$0

Property tax proration$0

Earnest money already paid$0

Seller credit$0

Lender credit$0

Cash to close$0

SELLER CREDIT OK

Your Closing Cost Breakdown

This follows the second page of a Loan Estimate, the form every lender must give you within 3 business days of your application. When your real one shows up, compare it section by section.

AOrigination Charges

Discount points$0

Underwriting, processing, and admin$0

BServices You Cannot Shop For

Appraisal fee$0

Credit report$0

Flood certification and tax service$0

Pest inspection$0

Upfront fee paid at closing$0

CServices You Can Shop For

Title: owner's policy$0

Title: lender's policy$0

Title: settlement or closing fee$0

Title: endorsements and extras$0

Attorney fee$0

Survey$0

DTotal Loan Costs (A + B + C)

ETaxes and Other Government Fees

Recording fees$0

Transfer taxes, your share$0

Mortgage or intangible tax$0

FPrepaids

Homeowners insurance premium12 months, paid in full at closing$0

Prepaid interest$0

Property taxes paid at closing$0

GInitial Escrow Payment at Closing

Homeowners insurance$0

Property taxes$0

HOther

HOA transfer or capital contribution$0

Home warranty$0

Nothing entered$0

ITotal Other Costs (E + F + G + H)

JTotal Closing Costs (D + I)

Calculating Cash to Close

Total closing costs (J)$0

Down payment$0

Deposit (earnest money)$0

Seller credits$0

Lender credits$0

Adjustments: property tax proration$0

Estimated Cash to Close$0

Understand Your Numbers

Closing costs are not one number

A Loan Estimate splits them into loan costs and other costs. Loan costs are what it takes to make the loan: the lender's fees, the appraisal, the title work. Other costs are things you would owe as an owner anyway, just collected early: a year of insurance, a few months of taxes for the escrow account, interest for the rest of the closing month, and the county's recording and transfer charges.

That is why the prepaids and escrow lines swing so much with the closing date and the state. They are not fees. They are your own bills, paid ahead.

Who pays what in Texas

The tax number on the listing can fool you

Listings show what the last owner paid. In states where the assessed value resets to the sale price, that bill dies with the sale and yours is set from what you pay. California, Florida, and Michigan are the big ones, and several others reset in smaller ways. A seller who bought 15 years ago may have been paying half of what you will.

This calculator estimates your taxes from the county's typical rate for homes with a mortgage, which tracks recent buyers more closely than the county average. When the state resets on sale, it scales the estimate up to what a new buyer pays, and says so under the box.

How to bring less to the table

Ask for a seller credit. On VA and FHA loans it can cover every line in sections A through G. Ask for what you can use, because anything left over is lost.
Take a lender credit. A slightly higher rate can pay thousands of your costs. It is the right trade when you expect to refinance or move in a few years.
Roll the upfront fee in. The VA funding fee, FHA upfront MIP, and USDA guarantee fee all finance into the loan, which is the default here.
Use gift funds. Every program allows gifts from family for the down payment and closing costs. The lender just documents where the money came from.
Close late in the month. Prepaid interest only runs from closing day to month end, so a closing on the 28th costs days of interest instead of weeks.

Ready for real numbers?

This is a close estimate. A Loan Estimate is the real thing.

Once you have a house under contract, a lender has 3 business days to hand you the exact version of this page. Get preapproved first so the numbers are yours, not typical.

Book a Free Consultation Visit Payne Home Loans

This calculator is an educational estimate, not a Loan Estimate, a loan approval, a preapproval, or financial advice. Property taxes are estimated from county medians in US Census Bureau data and homeowners insurance from state averages, and both vary from home to home. Title premiums, settlement fees, transfer taxes, recording fees, and closing customs vary by county, by title company, and by contract, and lender fees vary by lender. Escrow deposits and prorations depend on your servicer's method and the exact closing date. Confirm your numbers with a licensed loan officer and your title company before making decisions. Data current as of September 2026.

Brought to you by Payne Home Loans · Joshua Payne, NMLS 1515413