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 approximate state-level transfer tax rates 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 split between buyer and seller (by statute in Delaware; New Hampshire charges each party half). | 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 commonly budget 2-5% of the home price for 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 an attorney is required or customary in your state, the calculator adds a $500-$1,500 planning estimate.
Sellers often plan for 6-10% of the sale price when agent commissions are included; the calculator assumes a 5% commission, which is usually the single largest expense. Sellers also commonly pay transfer taxes in states that levy them, title insurance (owner's policy), and their own closing and attorney fees. Commissions have always been negotiable, and practice rules changed after the 2024 NAR settlement, so enter the commission you actually agree to rather than relying on a default.
States with the Highest and Lowest Closing Costs
- Higher transfer tax states: Delaware (2.5% state plus 1.5% local where levied, or 3% state otherwise, split equally between buyer and seller), Washington (graduated state REET of 1.10% to 3.00% in 2026, plus local REET), New Hampshire (1.5% total, split), Pennsylvania (1% state plus local, often 1%), Vermont (1.25% general rate, with a lower 0.5% rate on the first $200,000 of a principal residence), and Connecticut (0.75% base state rate, with higher rates on pricier homes plus a municipal tax).
- No statewide transfer tax (local taxes may still apply): Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, and Wyoming.
- States where attorneys are required or customary add attorney fees to the estimate; the calculator uses $500-$1,500 as a planning range.
How to Reduce Your Closing Costs
- Shop for title insurance: In many states you can choose your title and settlement providers, and quotes can differ. Compare several 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 later in the month: This reduces prepaid interest due at closing, since you pay interest from closing to month-end (it does not lower total interest).
- 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 closing costs, cash to close, loan amount, interest rate, prepaids, escrow items, and seller credits. CFPB guidance says your Closing Disclosure should be checked against your most recent Loan Estimate, and significant cost changes should be explained by the lender before closing.
How much are closing costs on average?
Buyer closing costs are commonly estimated at 2% to 5% of the home purchase price, so a $400,000 home implies roughly $8,000 to $20,000. Seller costs are often planned at 6% to 10% when real estate agent commissions are included. These are planning ranges rather than survey results; the exact amount depends heavily on your state and local transfer taxes, lender fees, and whether an attorney is used. Use the calculator above for a state-specific estimate.
What is transfer tax and which states have none?
Transfer tax (also called deed tax, excise tax, or documentary stamps) is a tax imposed by state or local governments when property ownership changes hands. States commonly listed as having no statewide transfer tax include Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, and Wyoming, although some local governments in these states (for example, Washington County, Oregon) levy their own. Rates range from 0% to 4% in Delaware, where the state rate is 2.5% plus a 1.5% local tax where levied (3% state rate otherwise).
Who pays closing costs -- the buyer or seller?
Both buyers and sellers pay closing costs, but the amounts and types differ. Buyers typically pay lender fees (origination, appraisal, credit report), lender's title insurance, home inspection, prepaid items (insurance, taxes, interest), and recording fees. Sellers typically pay real estate agent commissions (often the largest cost; this calculator assumes 5%, but commissions are negotiable), transfer taxes in many states, owner's title insurance in many areas, and their own closing and attorney fees. Local custom and the purchase contract decide who pays what.
Which states require an attorney at closing?
States commonly listed as requiring or customarily using an attorney at real estate closings 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. Lists vary by source because some states require an attorney by law while others use one by custom, so confirm with your title company or lender. The calculator uses $500 to $1,500 as a planning range for attorney fees.
Can closing costs be negotiated or reduced?
Yes, many closing costs are negotiable. You can shop around for title insurance and closing agents, negotiate lender fees, ask the seller for closing cost credits (seller concessions), compare attorney fees, and negotiate real estate agent commissions. Government fees like transfer taxes and recording fees are generally non-negotiable. Getting a Loan Estimate from multiple lenders helps you compare and negotiate.
Key Closing Cost Statistics
Why This Closing Cost Estimator Is Different
Amortio applies approximate state-level 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 flags states where an attorney is required or customary, estimates title insurance with approximate state-level planning 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.