How much are closing costs on a house?

Closing costs typically run 2% to 5% of the loan amount for a purchase and 3% to 6% for a refinance. On a $400,000 loan, expect closing costs of $8,000 to $20,000 for a purchase and $12,000 to $24,000 for a refinance.

What's included in closing costs?

Common closing costs include: loan origination fee (0.5–1% of loan), appraisal ($300–$700), title search and insurance ($700–$1,500), recording fees, transfer taxes, prepaid property taxes and homeowners insurance, attorney fees (in some states), and points if you bought down your rate.

Can I roll closing costs into the loan?

Yes. Many loan programs allow you to finance closing costs by adding them to your loan balance, but this increases your total loan amount and long-term interest. Some sellers also offer closing cost credits in a purchase contract.

Closing Cost Calculator (2026) — Estimate Fees Before You Sign

Loan Details

Home Price

Loan Type

Total Closing Costs$10,2102.55% of home price

Origination$3,200

Appraisal$500

Title Insurance$1,600

Title Search$400

Recording Fees$150

Survey$450

Inspection$500

Taxes & Transfer$2,640

Escrow$640

What are closing costs?

Closing costs are the fees and prepaids you owe at settlement, separate from your down payment. They cover the lender's services, third-party fees, and prepayments for things like property taxes and homeowners insurance. For a typical home purchase, closing costs run 2% to 5% of the loan amount. On a $400,000 loan, that's $8,000 to $20,000 in addition to your down payment — a number that catches many first-time buyers off guard. For a refinance, expect 3% to 6% because you're essentially paying for a new loan with most of the same setup costs.

How to use this calculator

Enter the loan amount (home price minus down payment for a purchase, or current loan balance for a refinance).
Select purchase or refinance.
Enter the loan term and interest rate, if available.
Adjust the default fee percentages to match your Loan Estimate.
Click Calculate to see itemized closing costs and total cash to close.

Understanding your results

The calculator breaks down closing costs into categories: loan-related fees (origination, underwriting, application), third-party fees (appraisal, title search, title insurance, recording), prepaid items (property taxes, homeowners insurance, prepaid interest), and title and escrow charges. The total cash to close includes your down payment plus these costs. Compare the total to your Loan Estimate from the lender — federal law requires lenders to provide a Loan Estimate within 3 days of your application, itemizing all fees.

How to reduce closing costs

Shop multiple lenders. Origination fees and lender credits vary widely. The same loan can have very different closing costs.
Ask the seller to pay. In a buyer's market, sellers often cover 3%–6% of closing costs as an incentive.
Roll costs into the loan. Possible on many loans, but increases your balance and total interest.
Choose a no-closing-cost refinance. The lender pays the costs in exchange for a slightly higher rate — useful if you'll move or refinance again within 5 years.
Close at the end of the month. Prepaid daily interest is lower when you close late in the month.

Frequently asked questions

Are closing costs negotiable? Some fees are fixed (taxes, recording fees) but lender fees, title insurance, and origination are often negotiable or shoppable. You can use the lender's Loan Estimate to compare costs.

When do I pay closing costs? At closing, typically by wire transfer or cashier's check. Some costs can be rolled into the loan or paid via seller credit.

Are closing costs tax-deductible? Most closing costs are not deductible, but prepaid mortgage interest and property taxes are. Points may be deductible in the year paid. Consult a tax professional.

Closing Cost Calculator