Closing Cost Calculator for Home Buyers and Sellers
This closing cost calculator totals what you pay at closing as a home buyer or seller. Buyers copy the section totals from a Loan Estimate to see total closing costs and cash to close. Sellers enter commission, transfer tax and fees to see net proceeds.
A closing cost calculator adds up the fees you pay to complete a home purchase or sale, on top of the price itself. Buyers pay lender, title, government and prepaid charges, which Freddie Mac says typically total 2% to 5% of the purchase price. Sellers mainly pay agent commission, transfer tax and settlement fees.
How This Closing Cost Calculator Works
Buyer mode follows page 2 of the Loan Estimate, the three-page form a lender must send within three business days of receiving your application. Copy each section total into the matching field and the calculator applies the same arithmetic as the form:
Loan Costs (D) = A + B + C
Other Costs (I) = E + F + G + H
Total Closing Costs (J) = D + I − Lender Credits
Cash to Close = J + Down Payment − Deposit − Seller Credits
No Loan Estimate yet? Enter only the home price and loan amount and the result shows the 2% to 5% range instead. The calculator never assumes a fee for you: every dollar in an itemised total is a number you typed in. Seller mode works the same way with your commission rate, transfer tax rate, settlement fees and any credit to the buyer.
Closing Cost Example: the CFPB Sample Loan Estimate
The Consumer Financial Protection Bureau publishes a sample Loan Estimate for a $180,000 home bought with a $162,000 loan. It illustrates the form and is not a market average, but it shows how the sections add up. Press Load Example above to run these numbers.
| Loan Estimate section | What it covers in the sample | Amount |
|---|---|---|
| A. Origination charges | Points, application fee, underwriting fee | $1,802 |
| B + C. Services | Appraisal, credit report, title search, lender title policy, settlement agent, survey | $3,870 |
| E. Taxes and government fees | Recording fees and transfer taxes | $85 |
| F + G. Prepaids and initial escrow | Homeowners insurance, prepaid interest, tax and insurance reserves | $1,280 |
| H. Other | Optional owner title policy | $1,017 |
| J. Total closing costs | $5,672 loan costs + $2,382 other costs − $0 lender credits | $8,054 (4.5% of price) |
| Cash to close | $8,054 + $18,000 down payment − $10,000 deposit | $16,054 |
Buyer vs Seller Closing Costs
The CFPB puts it plainly: when you buy a home you generally pay all of the costs associated with that transaction, although the contract or state law can move some of them to the seller. The two modes of this calculator therefore count different things.
| Buyer mode | Seller mode | |
|---|---|---|
| What is counted | Loan Estimate sections A to H, less lender credits | Agent commission, transfer tax, title, escrow and attorney fees, credit to the buyer |
| Where the numbers come from | Loan Estimate, then the Closing Disclosure | Listing agreement and the seller estimate from your title or escrow company |
| Rule of thumb | 2% to 5% of the purchase price (Freddie Mac) | None used: commission is negotiable and transfer tax depends on the state |
| Result | Total closing costs and cash to close | Total selling costs and net proceeds |
Agent pay has no standard rate. The National Association of Realtors states that compensation is negotiable and not set by law, so use the figure in your own agreement. For a fuller seller breakdown, try the seller net sheet calculator.
What Are Closing Costs?
Closing costs are the fees and expenses paid when finalizing a real estate transaction, beyond the purchase price itself. The CFPB lists the common ones as appraisal fees, tax service provider fees, title insurance, government taxes, and prepaid expenses such as property taxes, homeowners insurance and interest until the first payment is due. Lender-related charges are only part of the bill: the median home purchase borrower paid $6,684 in total loan costs in 2023, according to the CFPB report 2023 Mortgage Market Activity and Trends. That figure covers origination charges, points and third-party services such as the appraisal and title work (section D), and leaves out taxes, prepaids and escrow deposits.
Common Buyer Closing Costs
Buyer closing costs include origination charges from the lender, an appraisal to confirm the property value, title search and title insurance, recording fees, and prepaid items such as homeowners insurance and property taxes. Most lenders require a lender title policy, while an owner title policy is a separate purchase that protects your own investment in the home. A home inspection, survey or attorney fee may also apply. Estimate the title portion with the title insurance cost calculator.
How to Reduce Closing Costs
- Compare Loan Estimates from several lenders, line by line, using sections A and B.
- Shop for section C services such as title, settlement and survey, which the form labels as services you can shop for.
- Ask for a lender credit. The CFPB explains that lender credits lower closing costs in exchange for a higher interest rate. Weigh that trade with the no-closing-cost mortgage calculator.
- Negotiate a seller credit. On conventional loans Fannie Mae caps seller contributions at 3% when the loan-to-value ratio is above 90%, 6% from 75.01% to 90% and 9% at 75% or less for a principal residence or second home, and at 2% for an investment property.
- Check the Closing Disclosure, which the lender must give you at least three business days before closing, against your Loan Estimate.
Last updated: October 2026. Sources: Freddie Mac (2% to 5% range, reviewed February 2026), CFPB sample Loan Estimate and consumer guidance, CFPB 2023 HMDA report (published December 2024), Fannie Mae Selling Guide B3-4.1-02, IRS Publication 530.
Frequently Asked Questions
How much are closing costs for a buyer?
Freddie Mac says buyers should be prepared to pay between 2% and 5% of the home purchase price. On a $400,000 home that is $8,000 to $20,000, covering lender fees, title insurance, appraisal, government fees and prepaid items. Your Loan Estimate shows the figure for your own loan.
How much are closing costs for a seller?
There is no reliable national percentage. Seller costs are mainly agent commission, which is negotiable and set in your listing agreement, state or local transfer tax where one applies, title, escrow and attorney fees, and any credit you give the buyer. Enter your own figures in seller mode to total them.
Can closing costs be negotiated?
Yes. You can compare Loan Estimates from several lenders, shop for the services listed in section C such as title and settlement, and ask the seller to contribute. A lender credit also lowers closing costs, in exchange for a higher interest rate.
Are closing costs tax deductible?
Mostly no. IRS Publication 530 says the only settlement or closing costs you can deduct are home mortgage interest and certain real estate taxes, and only if you itemize. Points are treated as prepaid mortgage interest. Some other fees, such as legal fees for the title search, recording fees, surveys, transfer taxes and owner title insurance, are added to the cost basis of the home. Sellers subtract selling expenses such as commissions when working out their gain.
Can I roll closing costs into my mortgage?
Some lenders offer no-closing-cost mortgages where fees are added to the loan balance or offset by a higher interest rate. This reduces upfront cash but increases long-term cost.
How do you calculate closing costs?
Add the Loan Costs on your Loan Estimate (sections A, B and C) to the Other Costs (sections E, F, G and H), then subtract any lender credits. In the CFPB sample Loan Estimate that is $5,672 + $2,382 - $0 = $8,054 on a $180,000 home, or 4.5% of the price.
How much are closing costs on a $300,000 house?
Using the 2% to 5% range Freddie Mac gives for buyers, closing costs on a $300,000 home are about $6,000 to $15,000. The actual amount depends on your lender, loan type, state and local taxes, and how much is collected up front for insurance and property tax escrow.