Closing Cost Estimator by State
Estimate buyer or seller closing costs with state transfer taxes, optional local transfer tax adjustments, title insurance, lender fees, attorney costs, prepaids, and cash-to-close context.
Estimate Your Closing Costs
Select your state and enter the home price to see a detailed breakdown of estimated closing costs with state-specific transfer taxes and fees.
Understanding Closing Costs: A Complete Guide
Closing costs are the fees and expenses paid when finalizing a real estate transaction, beyond the purchase price itself. The practical range is usually expressed as a percentage of the purchase price or loan amount, but that range can hide major state and city differences. Transfer taxes, title insurance customs, attorney requirements, prepaid taxes, escrow deposits, and local recording charges can change the cash-to-close number by thousands of dollars.
This estimator applies state-specific transfer tax rules for all 50 states and the District of Columbia, then lets you add a local transfer tax adjustment for places where city, county, or school district taxes matter. That is especially important for Pennsylvania, Pittsburgh, Philadelphia, and Washington State, where the local or graduated transfer-tax layer can materially change the final estimate.
Quick Answers for Popular State Searches
| State or City | Transfer Tax Detail | Calculator Tip |
|---|---|---|
| Pennsylvania | 1% state realty transfer tax plus local transfer tax, often 1% but not always. | Select PA; keep 1% local as the common baseline, then adjust for the county or city. |
| Pittsburgh, PA | City guidance lists 2% City, 1% School District, and 1% Commonwealth transfer tax. | Select PA and enter 3% local transfer tax for a Pittsburgh-specific scenario. |
| Washington State | Washington REET is graduated at the state level, and local REET must be added. | Select WA; use the local transfer tax field for the city or county REET add-on. |
| Delaware / New Hampshire | High transfer-tax states where the tax is commonly split between buyer and seller. | Use buyer and seller modes separately to see each side of the estimate. |
Loan Estimate and Closing Disclosure Check
Use the calculator before you receive lender paperwork, then compare the estimate with your official Loan Estimate and Closing Disclosure. CFPB guidance says borrowers should check that closing costs and cash to close match the most recent Loan Estimate and ask the lender to explain significant changes before signing.
Official references: CFPB Closing Disclosure explainer, CFPB Loan Estimate rule, Pennsylvania realty transfer tax, and Washington REET.
Buyer vs. Seller Closing Costs
Buyers typically pay 2-5% of the home price in closing costs. These include lender-related fees (origination, appraisal, credit report), title insurance, home inspection, recording fees, and prepaid items like homeowner's insurance and property taxes. If the state requires an attorney, that adds $500-$1,500.
Sellers typically pay 6-10% of the sale price, with real estate agent commissions (approximately 5%) being the single largest expense. Sellers also pay transfer taxes in most states, title insurance (owner's policy), and their own closing and attorney fees. After the 2024 NAR settlement, agent commissions became more negotiable, potentially saving sellers thousands.
States with the Highest and Lowest Closing Costs
- Highest transfer tax states: Delaware (3%), Washington (1.28%), Vermont (1.25%), New Hampshire (1.5% split), Pennsylvania (1% state + 1% local), and Connecticut (0.75%).
- No transfer tax states: Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, and Wyoming.
- Attorney-required states tend to have higher overall closing costs due to mandatory legal representation, adding $500-$1,500 per transaction.
How to Reduce Your Closing Costs
- Shop for title insurance: Rates can vary 20-40% between providers. Get at least 3 quotes.
- Negotiate lender fees: Origination fees and points are negotiable. Compare Loan Estimates from multiple lenders.
- Ask for seller concessions: In buyer-friendly markets, sellers may agree to pay a portion of your closing costs.
- Close at end of month: This minimizes prepaid interest charges since you pay interest from closing to month-end.
- Look for first-time buyer programs: Many states offer closing cost assistance for qualifying buyers.
Frequently Asked Questions
How much are closing costs in Pennsylvania?
Pennsylvania has a 1% state realty transfer tax, and local realty transfer tax is usually added by the county, municipality, or school district. In many PA areas, 1% state plus 1% local is a useful baseline, but Pittsburgh and Philadelphia can be materially higher. Use the local transfer tax field for city-specific estimates.
How does Washington State REET affect closing costs?
Washington uses a graduated state real estate excise tax, commonly called REET. Local REET is added to the state calculation, and sellers usually pay it, though buyers can be responsible if it is not paid. The calculator applies the Washington state REET tiers and lets you add the local REET percentage.
What should I compare on the Loan Estimate and Closing Disclosure?
Compare the total closing costs, cash to close, loan amount, interest rate, prepaid taxes and insurance, escrow deposits, seller credits, and services you can shop for. If your Closing Disclosure differs from your Loan Estimate, ask the lender to explain the change before closing.
How much are closing costs on average?
Buyer closing costs average 2-5% of the home price. On a $400,000 home, expect $8,000 to $20,000 depending on your state. Seller costs are higher at 6-10% due to agent commissions. Use our calculator above for a state-specific estimate.
What is transfer tax and which states have none?
Transfer tax is charged when property ownership changes hands. Fourteen states have no transfer tax: Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, and Wyoming.
Who pays closing costs -- the buyer or seller?
Both pay closing costs. Buyers cover lender fees, inspections, prepaid items, and lender's title insurance. Sellers pay agent commissions, transfer taxes, owner's title insurance, and their own closing fees.
Which states require an attorney at closing?
States requiring attorney involvement include Connecticut, Delaware, Georgia, Kentucky, Maine, Maryland, Massachusetts, Mississippi, New Hampshire, New Jersey, New York, North Carolina, Pennsylvania, Rhode Island, South Carolina, Vermont, Virginia, and West Virginia. Fees range from $500-$1,500.
Can closing costs be negotiated?
Yes, many closing costs are negotiable. Shop for title insurance and closing agents, compare lender fees using Loan Estimates, and ask for seller concessions. Government fees like transfer taxes and recording fees are not negotiable.
Key Closing Cost Statistics
Why This Closing Cost Estimator Is Different
Amortio applies state-specific transfer tax rates for all 50 states and DC instead of relying only on a generic 2-5% estimate. The local transfer tax field also helps with places where one statewide number is not enough, including Pennsylvania, Pittsburgh, Philadelphia, and Washington State.
The calculator also shows whether your state requires an attorney at closing, estimates title insurance based on state-level rates, and separates closing fees from prepaid items so you know what goes toward one-time costs versus escrow accounts. Use this alongside our affordability calculator, PMI calculator, and closing costs by state guide for a complete view.