Closing Costs Calculator: What You'll Actually Pay at the Table

First-time buyers are often blindsided by closing costs. You've saved your down payment, you've been pre-approved, and then someone hands you a Closing Disclosure showing an additional $8,000–$15,000 due at the table. Not a fun surprise three days before closing.

The CalcHub Closing Costs Calculator estimates both buyer and seller costs so you can budget the full picture from the start.

Buyer Closing Costs: What's Typically Included

Total buyer closing costs usually run 2–5% of the purchase price. Here's the breakdown:

Fee	Typical Amount	Notes
Loan origination fee	0.5–1% of loan	Lender's charge for processing
Appraisal fee	$400–$700	Required by lender
Home inspection	$300–$600	Strongly recommended
Title search & title insurance	$700–$1,500	Protects ownership
Escrow/settlement fee	$500–$1,000	Paid to escrow company
Recording fees	$50–$200	County charges
Transfer taxes	0–2% of price	Varies hugely by state
Prepaid interest	Varies	Interest from closing to end of month
Homeowner's insurance (1 year)	$800–$2,000	Paid upfront
Property tax escrow	2–6 months	Goes into lender escrow account
HOA transfer fee	$200–$500	If applicable
Credit report fee	$25–$75	Lender charge

On a $400,000 home, that's roughly $8,000–$20,000 depending on location and lender.

Seller Closing Costs

Sellers tend to pay more in percentage terms:

Fee	Typical Amount
Real estate agent commissions	5–6% of sale price
Transfer taxes	0–2% (varies by state)
Title insurance (owner's policy)	$500–$1,500
Attorney fees	$500–$1,500 (some states require this)
HOA disclosure fees	$200–$500
Prorated property taxes	Varies
Home warranty (optional)	$300–$600

On that same $400,000 sale, a seller might pay $24,000–$30,000 — mostly driven by agent commissions.

State Variations Matter a Lot

Transfer taxes swing the number dramatically:

State	Transfer Tax Rate	On $400K Purchase
Florida	0.70%	$2,800
New York	0.40–1.4%	$1,600–$5,600
Pennsylvania	2%	$8,000
Texas	None	$0
California	0.11% (+ local)	$440–$2,000+
Colorado	None (state)	$0

The calculator adjusts for your state to give a more accurate estimate.

Can You Negotiate Closing Costs?

Yes, several ways:

Lender credits: Accept a slightly higher interest rate in exchange for the lender covering some closing costs. Good if you're short on cash or plan to move within 5–7 years. Seller concessions: In a buyer's market, you can ask the seller to cover 2–3% of closing costs. Less likely to work in a seller's market. Shop around: Title insurance and settlement fees vary between providers. In many states you have the right to choose your own title company. Roll into loan: Some loan types allow you to finance closing costs — but you pay interest on them over the life of the loan.

When exactly do you pay closing costs?

At the closing table (or wire transfer 1–3 days before). You'll receive a Closing Disclosure at least 3 business days before closing showing the exact amounts. Compare it carefully to your Loan Estimate you got early in the process.

What's included in "prepaids" vs. actual closing costs?

Prepaids are money going into escrow or prepaying interest — technically you'll get value from it (insurance coverage, tax payments). True closing costs are fees paid to third parties that you don't recover. Both appear on your Closing Disclosure.

Can closing costs be added to the mortgage?

Normally no — lenders don't roll closing costs into the purchase loan. However, if you're refinancing, closing costs can sometimes be rolled into the new loan balance.

Related Tools

• Mortgage Calculator — your monthly payment after all this
• Rent vs Buy Calculator — factor closing costs into the comparison
• Real Estate Commission Calculator — agent fee breakdown for sellers