Closing Costs Calculator
Estimate the cash to close on a home — lender fees, points, title, government fees, prepaids, escrow and FHA, VA or USDA upfront fees — as a quick estimate or line by line, with seller credits and earnest money.
How it works
Quick: closing costs = lender% × loan + points% × loan + title% × price + prepaids · Itemized: origination + services + recording and transfer taxes + prepaid interest (loan × rate ÷ 365 × days) + first-year insurance + escrow deposits · Cash to close = down payment + closing costs − credits
Buyers often budget the down payment and forget closing costs, which typically run another 2–5% of the price in cash due at signing. Choose a quick estimate from percentages or an itemized one that follows the Loan Estimate. Origination charges are the lender’s fees and any discount points, both a percentage of the loan. Services are the appraisal, credit report, inspection, title search and title insurance, and the settlement or attorney fee. Government fees are the recording fee and any transfer tax the buyer pays. Prepaids cover interest from closing to the end of the month (loan × rate ÷ 365 × days), the first year of homeowners insurance, and the starting balance of your escrow account, usually a few months of property tax and insurance. FHA, VA and USDA loans add an upfront fee — 1.75% upfront mortgage insurance on FHA, a VA funding fee of 1.25%–3.3% depending on the down payment and prior use, and a 1% USDA guarantee fee — which is usually added to the loan rather than paid in cash. Seller and lender credits reduce the cash you need, and earnest money you already paid counts toward it.
Worked example
On a $400,000 home with 20% down, the loan is $320,000. In the quick estimate, lender fees at 1% are $3,200, title and third-party fees at 1.2% of the price are $4,800, and prepaids add $3,500 — $11,500 of closing costs, or 2.88% of the price. With the $80,000 down payment, cash to close is $91,500. Itemized with the default fees, the same purchase comes to $3,200 of lender fees, $4,150 of services, $150 of recording fees and $3,704.79 of prepaids ($854.79 of interest for 15 days, $1,500 of first-year insurance, $1,100 of tax escrow and $250 of insurance escrow) — $11,204.79 in all, so cash to close is $91,204.79. An FHA loan with 3.5% down on the same home adds $6,755 of upfront mortgage insurance, which is normally financed.
Sources: CFPB — Loan Estimate explainer · VA — Funding fee and closing costs
Frequently asked questions
How much are closing costs?
Typically 2–5% of the purchase price for the buyer, though it varies by state, loan type and lender. On a $400,000 home that is roughly $8,000–$20,000 on top of the down payment. Switch to the itemized estimate and enter the fees from your Loan Estimate for a closer figure.
What is the difference between closing costs and prepaids?
Closing costs are fees for the loan and the purchase — lender, title, appraisal and government fees. Prepaids are bills paid in advance: interest to the end of your closing month, the first year of homeowners insurance and the starting deposit in your escrow account. Both are due at closing, which is why the calculator counts both in the cash to close.
Can closing costs be rolled into the loan?
On a purchase, usually only the FHA upfront mortgage insurance, the VA funding fee and the USDA guarantee fee can be financed. Other costs can be covered by seller concessions or lender credits (often in exchange for a higher rate); enter those as credits to see the cash you still need.
Which closing costs are negotiable?
Lender fees, title and settlement providers and some third-party services can often be shopped or negotiated; the Loan Estimate shows which services you can shop for. Government recording fees and transfer taxes are set by law, and the appraisal fee is rarely negotiable.
What is the VA funding fee?
A one-time fee on VA loans that helps fund the program. For a purchase it is 2.15% of the loan with under 5% down on first use (3.3% after the first use), 1.5% with 5% or more down and 1.25% with 10% or more. Veterans receiving VA disability compensation are exempt. It can be paid in cash or added to the loan.
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Educational estimate, not financial or real-estate advice. Actual costs, rates and returns vary by lender, market and property.