Itemized Home Buyer Closing Cost Estimate by State
Last reviewed: May 2026
A closing cost calculator estimates the upfront fees you'll pay when finalizing a home purchase or refinance — separate from your down payment. Closing costs typically range from 2–5% of the loan amount, meaning a $400,000 home can add $8,000–$20,000 in fees on top of your down payment.1
| Fee Category | Typical Range | On $350K Loan | Negotiable? |
|---|---|---|---|
| Origination fee | 0.5–1.5% | $1,750–$5,250 | Yes |
| Appraisal | $400–$700 | $500 | No |
| Title insurance | $500–$2,000 | $1,200 | Shop around |
| Home inspection | $300–$500 | $400 | No |
| Attorney fees | $500–$1,500 | $800 | Shop around |
| Prepaid taxes/insurance | 2–6 months | $2,000–$4,000 | No |
| Discount points (optional) | 1% per point | $3,500/point | Buyer choice |
Shop for title insurance — you're not required to use the lender's preferred provider. Negotiate origination fees — this is the lender's profit margin. Ask for seller concessions — 2–3% seller credits are common. Compare Loan Estimates from 3+ lenders for apples-to-apples comparison.2
Buyers pay 2–5% of the loan amount. Sellers pay more — usually 6–10% of sale price — primarily agent commissions (5–6%). In buyer-friendly markets, sellers may cover a portion of buyer closing costs as a concession. Use our Down Payment Calculator for the full upfront picture.3
Refinance closing costs are typically 0.5–1% lower than purchase costs (no commission or transfer tax). On a $350K refinance, expect $5,000–$10,000. The break-even calculation determines whether refinancing makes sense. Use our Refinance Calculator for detailed analysis.4
Closing costs encompass all fees required to complete a real estate transaction, typically totaling 2-5% of the purchase price for buyers and 6-10% for sellers (including agent commissions). Buyer costs break into several categories. Lender fees include origination charges (0.5-1% of loan amount), appraisal ($300-600), credit report ($30-50), and underwriting fees ($300-900). Title and escrow costs include title search ($200-400), title insurance ($500-3,500 depending on purchase price), escrow fees ($500-2,000), and recording fees ($50-250). Prepaid items include homeowner's insurance (first year's premium), property tax escrow (2-6 months prepaid), and prepaid interest (daily interest from closing to the end of the month). On a $400,000 home purchase, total buyer closing costs typically range from $8,000 to $20,000. Seller costs are dominated by real estate commissions (5-6% of sale price, or $20,000-24,000 on $400,000), plus transfer taxes, title fees, and prorated property taxes.
Here's something a lot of buyers don't realize: several closing costs are negotiable. Lender origination fees vary significantly — shopping 3-5 lenders can save you $1,000-3,000 without much effort. Some lenders offer "no closing cost" loans that roll fees into a slightly higher interest rate: on a $300,000 loan, paying 6.75% instead of 6.5% to avoid $6,000 in upfront fees breaks even at approximately 3.5 years. If you plan to move within that timeframe, the higher rate costs less. Title insurance is a one-time premium, and you can shop for it independently rather than using the lender's affiliated company — savings of 10-30% are common. In many states, the buyer can choose the title company. Asking the seller to contribute to closing costs (seller concessions) is standard in buyer's markets: sellers may agree to cover 2-3% of the purchase price in closing costs rather than lowering the list price, which has the same financial effect but lets buyers preserve cash. VA loans allow sellers to pay up to 4% of the purchase price toward buyer closing costs; FHA allows up to 6%.
Lenders must provide a Loan Estimate (LE) within 3 business days of your mortgage application, itemizing expected closing costs. At least 3 days before closing, you receive a Closing Disclosure (CD) showing final numbers. TRID regulations limit how much certain fees can increase between the LE and CD: origination charges cannot increase at all (0% tolerance), third-party services selected by the lender can increase by up to 10% in aggregate, and services you shop for independently have no cap but should be close to estimates. If your final costs exceed estimates beyond these tolerances, the lender must reimburse the difference — a protection many borrowers don't know exists. Common surprises between estimate and closing include prorated property taxes higher than estimated (if the home's tax assessment increased), additional inspection fees requested by underwriting, and HOA transfer fees not disclosed initially. Reviewing the Closing Disclosure carefully before signing prevents costly oversights.
State and local regulations create significant geographic variation in closing costs. Transfer taxes vary from zero (15 states have none) to over 2% of purchase price in some cities. New York City charges a combined transfer tax of 1.4-1.825% of the purchase price, plus a mansion tax of 1-3.9% on properties over $1 million. Washington DC levies a 1.1-1.45% recordation tax plus a 1.1-1.45% transfer tax. Florida charges documentary stamp tax at 0.70% of purchase price. Attorney states (where a lawyer must conduct the closing) including New York, Connecticut, Massachusetts, Georgia, and South Carolina have additional attorney fees of $800-2,500 that escrow states avoid. Property tax proration varies by custom: in some areas the seller pays through closing day; in others, taxes are split differently based on the local tax year. These variations mean that identical $400,000 purchases can cost $6,000 in Iowa or $25,000+ in New York City in closing costs alone.
Refinancing incurs its own set of closing costs, typically 2-3% of the new loan amount. Many costs overlap with purchase closings: appraisal, title search, title insurance, origination fees, and recording fees. The key difference: no transfer tax (ownership isn't changing) and no real estate commissions. On a $250,000 refinance, expect $5,000-7,500 in closing costs. The breakeven calculation determines whether refinancing makes financial sense: divide total closing costs by monthly payment savings. If refinancing costs $6,000 and saves $200/month, breakeven is 30 months (2.5 years). If you plan to stay in the home longer than the breakeven period, refinancing saves money. "No-cost" refinancing rolls fees into the loan balance or a higher rate — useful if you might move before reaching breakeven on a traditional refinance, but more expensive over the full loan term due to paying interest on the capitalized fees or accepting the rate premium for the loan's remaining life.
Closing costs encompass all fees required to complete a real estate transaction, typically totaling 2-5% of the purchase price for buyers and 6-10% for sellers (including agent commissions). Buyer costs break into several categories. Lender fees include origination charges (0.5-1% of loan amount), appraisal ($300-600), credit report ($30-50), and underwriting fees ($300-900). Title and escrow costs include title search ($200-400), title insurance ($500-3,500 depending on purchase price), escrow fees ($500-2,000), and recording fees ($50-250). Prepaid items include homeowner's insurance (first year's premium), property tax escrow (2-6 months prepaid), and prepaid interest (daily interest from closing to the end of the month). On a $400,000 home purchase, total buyer closing costs typically range from $8,000 to $20,000. Seller costs are dominated by real estate commissions (5-6% of sale price, or $20,000-24,000 on $400,000), plus transfer taxes, title fees, and prorated property taxes.
Several closing costs are negotiable or avoidable. Lender origination fees vary significantly — getting quotes from 3-5 lenders can save $1,000-3,000. Some lenders offer "no closing cost" loans that roll fees into a slightly higher interest rate: on a $300,000 loan, paying 6.75% instead of 6.5% to avoid $6,000 in upfront fees breaks even at approximately 3.5 years. If you plan to move within that timeframe, the higher rate costs less. Title insurance is a one-time premium, and you can shop for it independently rather than using the lender's affiliated company — savings of 10-30% are common. In many states, the buyer can choose the title company. Asking the seller to contribute to closing costs (seller concessions) is standard in buyer's markets: sellers may agree to cover 2-3% of the purchase price in closing costs rather than lowering the list price, which has the same financial effect but lets buyers preserve cash. VA loans allow sellers to pay up to 4% of the purchase price toward buyer closing costs; FHA allows up to 6%.
Lenders must provide a Loan Estimate (LE) within 3 business days of your mortgage application, itemizing expected closing costs. At least 3 days before closing, you receive a Closing Disclosure (CD) showing final numbers. TRID regulations limit how much certain fees can increase between the LE and CD: origination charges cannot increase at all (0% tolerance), third-party services selected by the lender can increase by up to 10% in aggregate, and services you shop for independently have no cap but should be close to estimates. If your final costs exceed estimates beyond these tolerances, the lender must reimburse the difference — a protection many borrowers don't know exists. Common surprises between estimate and closing include prorated property taxes higher than estimated (if the home's tax assessment increased), additional inspection fees requested by underwriting, and HOA transfer fees not disclosed initially. Reviewing the Closing Disclosure carefully before signing prevents costly oversights.
State and local regulations create significant geographic variation in closing costs. Transfer taxes vary from zero (15 states have none) to over 2% of purchase price in some cities. New York City charges a combined transfer tax of 1.4-1.825% of the purchase price, plus a mansion tax of 1-3.9% on properties over $1 million. Washington DC levies a 1.1-1.45% recordation tax plus a 1.1-1.45% transfer tax. Florida charges documentary stamp tax at 0.70% of purchase price. Attorney states (where a lawyer must conduct the closing) including New York, Connecticut, Massachusetts, Georgia, and South Carolina have additional attorney fees of $800-2,500 that escrow states avoid. Property tax proration varies by custom: in some areas the seller pays through closing day; in others, taxes are split differently based on the local tax year. These variations mean that identical $400,000 purchases can cost $6,000 in Iowa or $25,000+ in New York City in closing costs alone.
Refinancing incurs its own set of closing costs, typically 2-3% of the new loan amount. Many costs overlap with purchase closings: appraisal, title search, title insurance, origination fees, and recording fees. The key difference: no transfer tax (ownership isn't changing) and no real estate commissions. On a $250,000 refinance, expect $5,000-7,500 in closing costs. The breakeven calculation determines whether refinancing makes financial sense: divide total closing costs by monthly payment savings. If refinancing costs $6,000 and saves $200/month, breakeven is 30 months (2.5 years). If you plan to stay in the home longer than the breakeven period, refinancing saves money. "No-cost" refinancing rolls fees into the loan balance or a higher rate — useful if you might move before reaching breakeven on a traditional refinance, but more expensive over the full loan term due to paying interest on the capitalized fees or accepting the rate premium for the loan's remaining life.
Closing costs encompass all fees required to complete a real estate transaction, typically totaling 2-5% of the purchase price for buyers and 6-10% for sellers (including agent commissions). Buyer costs break into several categories. Lender fees include origination charges (0.5-1% of loan amount), appraisal ($300-600), credit report ($30-50), and underwriting fees ($300-900). Title and escrow costs include title search ($200-400), title insurance ($500-3,500 depending on purchase price), escrow fees ($500-2,000), and recording fees ($50-250). Prepaid items include homeowner's insurance (first year's premium), property tax escrow (2-6 months prepaid), and prepaid interest (daily interest from closing to the end of the month). On a $400,000 home purchase, total buyer closing costs typically range from $8,000 to $20,000. Seller costs are dominated by real estate commissions (5-6% of sale price, or $20,000-24,000 on $400,000), plus transfer taxes, title fees, and prorated property taxes.
Several closing costs are negotiable or avoidable. Lender origination fees vary significantly — getting quotes from 3-5 lenders can save $1,000-3,000. Some lenders offer "no closing cost" loans that roll fees into a slightly higher interest rate: on a $300,000 loan, paying 6.75% instead of 6.5% to avoid $6,000 in upfront fees breaks even at approximately 3.5 years. If you plan to move within that timeframe, the higher rate costs less. Title insurance is a one-time premium, and you can shop for it independently rather than using the lender's affiliated company — savings of 10-30% are common. In many states, the buyer can choose the title company. Asking the seller to contribute to closing costs (seller concessions) is standard in buyer's markets: sellers may agree to cover 2-3% of the purchase price in closing costs rather than lowering the list price, which has the same financial effect but lets buyers preserve cash. VA loans allow sellers to pay up to 4% of the purchase price toward buyer closing costs; FHA allows up to 6%.
Lenders must provide a Loan Estimate (LE) within 3 business days of your mortgage application, itemizing expected closing costs. At least 3 days before closing, you receive a Closing Disclosure (CD) showing final numbers. TRID regulations limit how much certain fees can increase between the LE and CD: origination charges cannot increase at all (0% tolerance), third-party services selected by the lender can increase by up to 10% in aggregate, and services you shop for independently have no cap but should be close to estimates. If your final costs exceed estimates beyond these tolerances, the lender must reimburse the difference — a protection many borrowers don't know exists. Common surprises between estimate and closing include prorated property taxes higher than estimated (if the home's tax assessment increased), additional inspection fees requested by underwriting, and HOA transfer fees not disclosed initially. Reviewing the Closing Disclosure carefully before signing prevents costly oversights.
State and local regulations create significant geographic variation in closing costs. Transfer taxes vary from zero (15 states have none) to over 2% of purchase price in some cities. New York City charges a combined transfer tax of 1.4-1.825% of the purchase price, plus a mansion tax of 1-3.9% on properties over $1 million. Washington DC levies a 1.1-1.45% recordation tax plus a 1.1-1.45% transfer tax. Florida charges documentary stamp tax at 0.70% of purchase price. Attorney states (where a lawyer must conduct the closing) including New York, Connecticut, Massachusetts, Georgia, and South Carolina have additional attorney fees of $800-2,500 that escrow states avoid. Property tax proration varies by custom: in some areas the seller pays through closing day; in others, taxes are split differently based on the local tax year. These variations mean that identical $400,000 purchases can cost $6,000 in Iowa or $25,000+ in New York City in closing costs alone.
Refinancing incurs its own set of closing costs, typically 2-3% of the new loan amount. Many costs overlap with purchase closings: appraisal, title search, title insurance, origination fees, and recording fees. The key difference: no transfer tax (ownership isn't changing) and no real estate commissions. On a $250,000 refinance, expect $5,000-7,500 in closing costs. The breakeven calculation determines whether refinancing makes financial sense: divide total closing costs by monthly payment savings. If refinancing costs $6,000 and saves $200/month, breakeven is 30 months (2.5 years). If you plan to stay in the home longer than the breakeven period, refinancing saves money. "No-cost" refinancing rolls fees into the loan balance or a higher rate — useful if you might move before reaching breakeven on a traditional refinance, but more expensive over the full loan term due to paying interest on the capitalized fees or accepting the rate premium for the loan's remaining life.
Closing costs encompass all fees required to complete a real estate transaction, typically totaling 2-5% of the purchase price for buyers and 6-10% for sellers (including agent commissions). Buyer costs break into several categories. Lender fees include origination charges (0.5-1% of loan amount), appraisal ($300-600), credit report ($30-50), and underwriting fees ($300-900). Title and escrow costs include title search ($200-400), title insurance ($500-3,500 depending on purchase price), escrow fees ($500-2,000), and recording fees ($50-250). Prepaid items include homeowner's insurance (first year's premium), property tax escrow (2-6 months prepaid), and prepaid interest (daily interest from closing to the end of the month). On a $400,000 home purchase, total buyer closing costs typically range from $8,000 to $20,000. Seller costs are dominated by real estate commissions (5-6% of sale price, or $20,000-24,000 on $400,000), plus transfer taxes, title fees, and prorated property taxes.
Several closing costs are negotiable or avoidable. Lender origination fees vary significantly — getting quotes from 3-5 lenders can save $1,000-3,000. Some lenders offer "no closing cost" loans that roll fees into a slightly higher interest rate: on a $300,000 loan, paying 6.75% instead of 6.5% to avoid $6,000 in upfront fees breaks even at approximately 3.5 years. If you plan to move within that timeframe, the higher rate costs less. Title insurance is a one-time premium, and you can shop for it independently rather than using the lender's affiliated company — savings of 10-30% are common. In many states, the buyer can choose the title company. Asking the seller to contribute to closing costs (seller concessions) is standard in buyer's markets: sellers may agree to cover 2-3% of the purchase price in closing costs rather than lowering the list price, which has the same financial effect but lets buyers preserve cash. VA loans allow sellers to pay up to 4% of the purchase price toward buyer closing costs; FHA allows up to 6%.
Lenders must provide a Loan Estimate (LE) within 3 business days of your mortgage application, itemizing expected closing costs. At least 3 days before closing, you receive a Closing Disclosure (CD) showing final numbers. TRID regulations limit how much certain fees can increase between the LE and CD: origination charges cannot increase at all (0% tolerance), third-party services selected by the lender can increase by up to 10% in aggregate, and services you shop for independently have no cap but should be close to estimates. If your final costs exceed estimates beyond these tolerances, the lender must reimburse the difference — a protection many borrowers don't know exists. Common surprises between estimate and closing include prorated property taxes higher than estimated (if the home's tax assessment increased), additional inspection fees requested by underwriting, and HOA transfer fees not disclosed initially. Reviewing the Closing Disclosure carefully before signing prevents costly oversights.
State and local regulations create significant geographic variation in closing costs. Transfer taxes vary from zero (15 states have none) to over 2% of purchase price in some cities. New York City charges a combined transfer tax of 1.4-1.825% of the purchase price, plus a mansion tax of 1-3.9% on properties over $1 million. Washington DC levies a 1.1-1.45% recordation tax plus a 1.1-1.45% transfer tax. Florida charges documentary stamp tax at 0.70% of purchase price. Attorney states (where a lawyer must conduct the closing) including New York, Connecticut, Massachusetts, Georgia, and South Carolina have additional attorney fees of $800-2,500 that escrow states avoid. Property tax proration varies by custom: in some areas the seller pays through closing day; in others, taxes are split differently based on the local tax year. These variations mean that identical $400,000 purchases can cost $6,000 in Iowa or $25,000+ in New York City in closing costs alone.
Refinancing incurs its own set of closing costs, typically 2-3% of the new loan amount. Many costs overlap with purchase closings: appraisal, title search, title insurance, origination fees, and recording fees. The key difference: no transfer tax (ownership isn't changing) and no real estate commissions. On a $250,000 refinance, expect $5,000-7,500 in closing costs. The breakeven calculation determines whether refinancing makes financial sense: divide total closing costs by monthly payment savings. If refinancing costs $6,000 and saves $200/month, breakeven is 30 months (2.5 years). If you plan to stay in the home longer than the breakeven period, refinancing saves money. "No-cost" refinancing rolls fees into the loan balance or a higher rate — useful if you might move before reaching breakeven on a traditional refinance, but more expensive over the full loan term due to paying interest on the capitalized fees or accepting the rate premium for the loan's remaining life.
Closing costs encompass all fees required to complete a real estate transaction, typically totaling 2-5% of the purchase price for buyers and 6-10% for sellers (including agent commissions). Buyer costs break into several categories. Lender fees include origination charges (0.5-1% of loan amount), appraisal ($300-600), credit report ($30-50), and underwriting fees ($300-900). Title and escrow costs include title search ($200-400), title insurance ($500-3,500 depending on purchase price), escrow fees ($500-2,000), and recording fees ($50-250). Prepaid items include homeowner's insurance (first year's premium), property tax escrow (2-6 months prepaid), and prepaid interest (daily interest from closing to the end of the month). On a $400,000 home purchase, total buyer closing costs typically range from $8,000 to $20,000. Seller costs are dominated by real estate commissions (5-6% of sale price, or $20,000-24,000 on $400,000), plus transfer taxes, title fees, and prorated property taxes.
Several closing costs are negotiable or avoidable. Lender origination fees vary significantly — getting quotes from 3-5 lenders can save $1,000-3,000. Some lenders offer "no closing cost" loans that roll fees into a slightly higher interest rate: on a $300,000 loan, paying 6.75% instead of 6.5% to avoid $6,000 in upfront fees breaks even at approximately 3.5 years. If you plan to move within that timeframe, the higher rate costs less. Title insurance is a one-time premium, and you can shop for it independently rather than using the lender's affiliated company — savings of 10-30% are common. In many states, the buyer can choose the title company. Asking the seller to contribute to closing costs (seller concessions) is standard in buyer's markets: sellers may agree to cover 2-3% of the purchase price in closing costs rather than lowering the list price, which has the same financial effect but lets buyers preserve cash. VA loans allow sellers to pay up to 4% of the purchase price toward buyer closing costs; FHA allows up to 6%.
Lenders must provide a Loan Estimate (LE) within 3 business days of your mortgage application, itemizing expected closing costs. At least 3 days before closing, you receive a Closing Disclosure (CD) showing final numbers. TRID regulations limit how much certain fees can increase between the LE and CD: origination charges cannot increase at all (0% tolerance), third-party services selected by the lender can increase by up to 10% in aggregate, and services you shop for independently have no cap but should be close to estimates. If your final costs exceed estimates beyond these tolerances, the lender must reimburse the difference — a protection many borrowers don't know exists. Common surprises between estimate and closing include prorated property taxes higher than estimated (if the home's tax assessment increased), additional inspection fees requested by underwriting, and HOA transfer fees not disclosed initially. Reviewing the Closing Disclosure carefully before signing prevents costly oversights.
State and local regulations create significant geographic variation in closing costs. Transfer taxes vary from zero (15 states have none) to over 2% of purchase price in some cities. New York City charges a combined transfer tax of 1.4-1.825% of the purchase price, plus a mansion tax of 1-3.9% on properties over $1 million. Washington DC levies a 1.1-1.45% recordation tax plus a 1.1-1.45% transfer tax. Florida charges documentary stamp tax at 0.70% of purchase price. Attorney states (where a lawyer must conduct the closing) including New York, Connecticut, Massachusetts, Georgia, and South Carolina have additional attorney fees of $800-2,500 that escrow states avoid. Property tax proration varies by custom: in some areas the seller pays through closing day; in others, taxes are split differently based on the local tax year. These variations mean that identical $400,000 purchases can cost $6,000 in Iowa or $25,000+ in New York City in closing costs alone.
Refinancing incurs its own set of closing costs, typically 2-3% of the new loan amount. Many costs overlap with purchase closings: appraisal, title search, title insurance, origination fees, and recording fees. The key difference: no transfer tax (ownership isn't changing) and no real estate commissions. On a $250,000 refinance, expect $5,000-7,500 in closing costs. The breakeven calculation determines whether refinancing makes financial sense: divide total closing costs by monthly payment savings. If refinancing costs $6,000 and saves $200/month, breakeven is 30 months (2.5 years). If you plan to stay in the home longer than the breakeven period, refinancing saves money. "No-cost" refinancing rolls fees into the loan balance or a higher rate — useful if you might move before reaching breakeven on a traditional refinance, but more expensive over the full loan term due to paying interest on the capitalized fees or accepting the rate premium for the loan's remaining life.
→ Budget 2–5% of purchase price for closing costs. On a $400,000 home, expect $8,000–$20,000 in closing costs. This is in addition to your down payment.
→ Some costs are negotiable. Lender origination fees, title company selection, and home warranty are often negotiable. Get quotes from multiple providers and ask the seller to contribute to closing costs.
→ Prepaids aren't fees — they're advance payments. Prepaid items (property tax escrow, homeowner's insurance, prepaid interest) are money you'd owe anyway. They inflate closing costs but aren't wasted money.
→ Compare Loan Estimates side by side. Lenders must provide a standardized Loan Estimate within 3 business days of application. Compare page 2 (closing costs) across lenders — same line items make comparison easy. See our Mortgage Calculator for payment calculations.
See also: Mortgage Calculator · Down Payment · Home Affordability · Stamp Duty