Closing Cost Calculator
Estimate everything you'll pay at closing when buying a home — lender fees, title insurance, transfer taxes by state, prepaids and escrow — plus your total cash to close.
No transfer tax — just a small flat recording fee.
| Points | Rate | Up-Front Cost | Monthly P&I | Break-Even | Net Over 30 Yr |
|---|---|---|---|---|---|
| No Points | 6.5% | — | $2,149.03 | — | — |
| 1 Point | 6.25% | $3,400 | $2,093.44 | 5 yr 2 mo | +$16,613 |
| 2 Points | 6% | $6,800 | $2,038.47 | 5 yr 2 mo | +$33,001 |
| 3 Points | 5.75% | $10,200 | $1,984.15 | 5 yr 2 mo | +$49,158 |
| 4 Points | 5.5% | $13,600 | $1,930.48 | 5 yr 3 mo | +$65,078 |
Assumes each point costs 1% of the loan ($3,400) and lowers the rate by 0.25%. Buying points only pays off if you keep the loan past the break-even date — actual buydown pricing varies by lender, so compare against your Loan Estimate.
Send this exact loan — $340,000 at 6.5% for 30 years, with your tax and insurance estimates — into the Mortgage Calculator.
No saved scenarios yet. Set up a home and lender above, then save it here — save a second one to compare them side by side.
DISCLAIMER: This calculator provides estimates for general informational and educational purposes only and is not financial, investment, tax, or legal advice. Results are approximate and may not reflect your actual situation, fees, taxes, or current rates. Consult a qualified professional before making financial decisions.
What Is the Closing Cost Calculator?
The Closing Cost Calculator itemizes the one-time costs of buying a home: lender fees (origination, appraisal, underwriting, points), title and escrow charges, state transfer and mortgage taxes, prepaid insurance, property-tax escrow and prepaid interest, plus inspections. Pick your state and loan type (Conventional, FHA, VA or cash) and it builds a line-by-line estimate with realistic low–high ranges, then computes your estimated cash to close: down payment plus costs minus earnest money and seller credits. Every line is editable, so you can drop in exact quotes from your Loan Estimate as they arrive. A built-in buydown table shows whether paying discount points is worth it, you can save scenarios to compare homes or lenders side by side, and one click sends the finished loan into the Mortgage Calculator for the full payment breakdown. All math runs in your browser.
How It Works
Enter the home price, down payment, loan type, rate, term and state. Adjust the property tax rate, discount points, earnest money and any seller credits. Toggle optional items like owner's title insurance, a survey or a pest inspection, and click any dollar amount in the itemized list to replace the estimate with a real quote. Save the setup as a named scenario, then change the inputs and save another to compare them in the table below.
When to Use It
Use it before making an offer to know how much cash you really need, when comparing Loan Estimates from lenders, when deciding whether to buy discount points, or when weighing seller credits during negotiation.
Frequently Asked Questions
- How much are closing costs typically?
- Usually 2%–5% of the purchase price for buyers. The share depends heavily on your state's transfer and mortgage taxes, your lender's fees, and how many months of taxes and insurance are escrowed up front.
- Does it account for my state's taxes?
- Yes — it includes customary buyer-side transfer, recordation and mortgage/intangible taxes for all 50 states and DC, with notes about local quirks like NYC's mortgage recording tax or Chicago's city transfer tax. Who pays is negotiable, so every line stays editable.
- What is cash to close?
- The total money you bring to settlement: your down payment plus closing costs, minus the earnest money you already deposited and any seller or lender credits.
- Are FHA and VA fees included?
- Yes. FHA loans add a 1.75% upfront mortgage insurance premium. VA loans add a first-use funding fee that steps down with your down payment — 2.15% under 5% down, 1.5% from 5–10%, and 1.25% at 10% or more. Both are usually financed into the loan — the calculator shows the fee either way and moves it out of your cash to close when financed.
- Should I buy discount points?
- The buydown comparison table shows the up-front cost of 1 or 2 points, the new monthly payment, the break-even date, and the net savings over the full term. Points only pay off if you keep the loan well past break-even — if you might refinance or move sooner, skip them.
Last reviewed: 2026-06-27