Closing Costs by State 2026 — All 50 States + Transfer Tax + Title Insurance
Closing costs 2026 range 0.95% (Indiana) to 5.42% (Delaware) of purchase price. Transfer tax #1 driver: NY/NJ/CT 1.0-1.4%, PA 2%, Delaware 4%, Washington REET 1.10-3.00%. 50-state matrix below covers transfer tax, title insurance, recording fees, attorney requirements, who-pays-by-state custom. Includes post-NAR-settlement (Aug 2024) commission rules + Loan Estimate / Closing Disclosure rights.
Updated April 2026 · Sources: CFPB Owning a Home, state DOR transfer tax statutes 2026, ALTA Title Insurance, state bar association closing requirements, NAR settlement provisions
All 50 states — closing cost breakdown
| State | Total % | Transfer tax | Title ins | Recording | Attorney? | Who pays | Notes |
|---|---|---|---|---|---|---|---|
| Alabama | 1.93% | 0.1% | 0.45% | $250 | No | Buyer typical | Among lowest closing costs. |
| Alaska | 1.78% | 0% | 0.42% | $200 | No | Buyer typical | No state transfer tax. |
| Arizona | 1.42% | 0% | 0.38% | $130 | No | Split common | No state transfer tax. Among lowest. |
| Arkansas | 1.81% | 0.33% | 0.42% | $60 | No | Buyer typical | $3.30/$1k transfer tax. |
| California | 2.15% | 0.11% | 0.45% | $200 | No | Seller typical | Counties/cities add $1.10-$15/$1k. SF $13/$1k. |
| Colorado | 1.5% | 0.01% | 0.38% | $130 | No | Split common | $0.10/$1k state. Some cities add (Aspen 1.5%). |
| Connecticut | 3.12% | 1.25% | 0.45% | $200 | YES | Seller typical | 0.75% state + 0.25-0.5% city. Mansion tax 1% over $2.5M. |
| Delaware | 5.42% | 4% | 0.45% | $100 | No | Split (50/50 typical) | HIGHEST in US — 4% combined state + county transfer tax. |
| Florida | 2.05% | 0.7% | 0.55% | $150 | No | Buyer typical (Miami) / Seller (Tampa) | Documentary stamp $0.70/$100 (Miami-Dade $0.60/$100 + 0.45% surtax). Title insurance promulgated rate. |
| Georgia | 1.41% | 0.1% | 0.4% | $50 | YES | Buyer typical | Attorney required. $1/$1,000 transfer. |
| Hawaii | 1.65% | 0.1% | 0.4% | $90 | No | Seller pays | $0.10-$1.25/$100 sliding scale based on price + owner-occupied status. |
| Idaho | 1.5% | 0% | 0.4% | $60 | No | Buyer typical | No transfer tax. |
| Illinois | 2.6% | 0.1% | 0.55% | $200 | YES | Seller typical | Chicago adds 0.75% transfer = $7.50/$1k. Cook County rec fee high. |
| Indiana | 0.95% | 0% | 0.4% | $60 | No | Buyer typical | LOWEST in US. No transfer tax. |
| Iowa | 1.45% | 0.16% | 0% | $80 | No | Seller typical | No private title insurance — uses attorney certification ($150-300). |
| Kansas | 1.5% | 0.26% | 0.35% | $120 | No | Split common | Mortgage registration tax replaced 2018. |
| Kentucky | 1.62% | 0.1% | 0.4% | $50 | No | Buyer typical | $1/$1,000 transfer. |
| Louisiana | 1.96% | 0% | 0.42% | $200 | YES | Buyer typical | Notarial fees high. No state transfer tax. |
| Maine | 1.99% | 0.44% | 0.42% | $100 | No | Split (50/50) | $2.20/$500 transfer. Recordkeeping fees vary by county. |
| Maryland | 3.85% | 1.4% | 0.5% | $240 | No | Split (50/50) | 0.5% state + 0.5-1.5% county recordation tax. Baltimore highest. |
| Massachusetts | 2.74% | 0.46% | 0.45% | $250 | YES | Seller typical | $4.56/$1k transfer ("excise stamp"). Attorney required. |
| Michigan | 2.32% | 0.86% | 0.45% | $100 | No | Seller typical | $8.60/$1k state + $1.10/$1k county. |
| Minnesota | 1.96% | 0.33% | 0.43% | $150 | No | Seller typical | $3.30/$1k state. |
| Mississippi | 1.49% | 0% | 0.42% | $60 | No | Buyer typical | No state transfer tax. |
| Missouri | 1.18% | 0% | 0.4% | $90 | No | Buyer typical | No transfer tax. |
| Montana | 1.48% | 0% | 0.4% | $90 | No | Split common | No transfer tax. |
| Nebraska | 1.85% | 0.23% | 0.4% | $100 | No | Seller typical | $2.25/$1k transfer. |
| Nevada | 1.58% | 0.51% | 0.42% | $200 | No | Buyer typical | $3.90/$1k Clark Co (Las Vegas). No state income tax. |
| New Hampshire | 2.55% | 1.5% | 0.42% | $100 | No | Split (50/50) | $15/$1k split between buyer + seller. |
| New Jersey | 2.79% | 1.04% | 0.45% | $250 | YES | Seller typical | Realty Transfer Fee $4-$7.05/$500 sliding. Mansion tax 1% over $1M. |
| New Mexico | 1.32% | 0% | 0.4% | $80 | No | Buyer typical | No transfer tax. |
| New York | 4.78% | 1.4% | 0.55% | $350 | YES | Seller typical (NYC complex) | NYC: $4/$1k state + $4.5-5.625/$1k city. Mansion tax 1-3.9% over $1M (buyer pays). |
| North Carolina | 1.7% | 0.2% | 0.42% | $80 | YES | Seller typical | $2/$1k transfer. Attorney closing required. |
| North Dakota | 1.45% | 0% | 0.4% | $100 | No | Split common | No transfer tax. |
| Ohio | 1.55% | 0.1% | 0.42% | $100 | No | Seller typical | $1/$1k state + counties add up to $3/$1k. |
| Oklahoma | 1.39% | 0.15% | 0.38% | $100 | No | Seller typical | $1.50/$1k. |
| Oregon | 1.82% | 0.1% | 0.42% | $130 | No | Split common | Washington Co $1/$1k. Most counties no transfer tax. |
| Pennsylvania | 4.48% | 2% | 0.55% | $200 | No | Split (50/50) | 1% state + 1% local realty transfer. Philadelphia 4.278% combined! |
| Rhode Island | 2.92% | 0.46% | 0.45% | $130 | No | Seller typical | $4.60/$1k. |
| South Carolina | 1.55% | 0.37% | 0.4% | $80 | YES | Seller typical | $3.70/$1k. Attorney required. |
| South Dakota | 1.52% | 0.1% | 0.42% | $80 | No | Buyer typical | $1/$1k transfer. |
| Tennessee | 1.7% | 0.37% | 0.4% | $80 | No | Split common | $3.70/$1k transfer. |
| Texas | 1.52% | 0% | 0.55% | $100 | No | Seller typical (most metros) | No state transfer tax. Promulgated title insurance rates (TDI). |
| Utah | 1.52% | 0% | 0.4% | $90 | No | Split common | No transfer tax. |
| Vermont | 2.78% | 1.45% | 0.43% | $130 | No | Buyer typical | 1.45% (most), 1.25% if primary residence. |
| Virginia | 2.12% | 0.33% | 0.4% | $130 | No | Seller typical | Grantor tax 0.10%, Recordation 0.25% (buyer). |
| Washington | 2.93% | 1.78% | 0.45% | $250 | No | Seller typical (REET) | Real Estate Excise Tax (REET) 1.10-3.00% sliding scale. Above $3.025M = 3%. |
| West Virginia | 1.69% | 0.22% | 0.4% | $80 | No | Seller typical | $2.20/$1k transfer. |
| Wisconsin | 1.72% | 0.3% | 0.42% | $100 | No | Seller typical | $3/$1k state. |
| Wyoming | 1.4% | 0% | 0.4% | $80 | No | Split common | No transfer tax. |
Total % = avg buyer-side closing cost as % of purchase price (excludes loan origination + prepaids). Transfer tax can be split, vary by county; numbers shown are typical state-level rate.
FAQ
How much are closing costs in 2026?▼
Closing costs 2026 average 2-5% of purchase price nationally. Range: 0.95% (Indiana, lowest) to 5.42% (Delaware, highest). National median closing cost: 2.0% of purchase price for the BUYER + 6-7% for SELLER (mostly realtor commissions + transfer tax). EXAMPLE: $400,000 home purchase. Buyer side closing 2.0% = $8,000 typical. Seller side: 6-7% = $24,000-$28,000 (commission + transfer tax + title). MAJOR COMPONENTS (buyer side): TITLE INSURANCE — 0.35-0.55% of loan ($1,400-$2,200 on $400k). LOAN ORIGINATION — 0.5-1.5% of loan amount. APPRAISAL — $400-$700. INSPECTION — $400-$700. RECORDING FEES — $50-$350. TRANSFER TAX — 0% (TX/FL on buyer) to 4% (Delaware). PREPAID INTEREST + ESCROW — 1-3 months interest + insurance + property tax. ATTORNEY (if required by state) — $500-$1,500. SURVEY — $300-$600 (some states require). HOA dues prorations — varies. POINTS (optional) — buy down rate, 1% per point. EXAMPLE NUMBERS for $400k purchase, conventional loan, no points, in Texas (no transfer tax): Total $5,500-$8,000. Same in New Jersey: $11,000-$16,000 (transfer tax + attorney). Same in Delaware: $18,000+ (highest transfer tax in US).
Which states have the highest closing costs in 2026?▼
Highest closing cost states 2026: Delaware 5.42%, New York 4.78%, Pennsylvania 4.48%, Maryland 3.85%, Connecticut 3.12%. Why: TRANSFER TAX is the #1 driver. DELAWARE 4% combined state + county transfer tax (split 50/50 buyer/seller). NEW YORK NYC has $4/$1k state + $4.5-5.625/$1k city + Mansion Tax 1-3.9% above $1M (buyer). PENNSYLVANIA 2% combined state + local. Philadelphia hits 4.278% combined! NEW JERSEY Realty Transfer Fee $4-$7.05/$500 sliding scale + Mansion Tax 1% above $1M. CONNECTICUT 1.25%. WASHINGTON STATE Real Estate Excise Tax (REET) 1.10-3.00% sliding (3% above $3.025M). VERMONT 1.45%. RHODE ISLAND $4.60/$1k. MARYLAND 0.5% state + 0.5-1.5% county recordation. HAWAII $0.10-$1.25/$100 sliding by price + owner-occupancy status. AVOIDANCE: (1) Negotiate seller credits — many high-cost states allow seller to pay buyer's transfer tax + closing costs (subject to lender max 3-6%). (2) MANSION TAX threshold awareness — buy at $999,999 vs $1,000,001 saves $10,000 NYC mansion tax + $10k NJ. (3) Choose loan with no closing cost option (lender pays in exchange for higher rate — math by tenure). (4) Cash purchases skip many financing-related fees ($2-3k savings). (5) Attorney shop — required-attorney states see 30-100% spread between attorneys.
Which states have the lowest closing costs?▼
Lowest closing cost states 2026: Indiana 0.95%, Missouri 1.18%, New Mexico 1.32%, Oklahoma 1.39%, Wyoming 1.4%. INDIANA at 0.95% leads — no state transfer tax + low recording fees + no attorney requirement. MISSOURI 1.18% — no transfer tax. NEW MEXICO 1.32% — no transfer tax + low title insurance. OKLAHOMA 1.39% — minimal transfer tax. WYOMING + ARIZONA + IDAHO + MONTANA + UTAH all 1.4-1.5% range — no state transfer tax + market-rate title insurance. KANSAS + IOWA 1.45-1.50% — Iowa unique no-private-title-insurance (uses attorney certification). MISSISSIPPI 1.49% — no transfer tax. WHY THESE STATES ARE CHEAP: (1) NO STATE TRANSFER TAX — single biggest factor. AZ/CO/ID/MO/MS/MT/ND/NM/UT/WY all $0 state transfer tax. (2) LOW MEDIAN HOME PRICE — same % of cheaper home = less absolute cost. (3) COMPETITIVE TITLE INSURANCE markets — most southern + plains states no rate-promulgation, market sets prices. (4) NO ATTORNEY REQUIREMENT — title agent can close. RECOMMENDATION: when relocating, factor closing costs into total move-in cost. Texas + Florida same purchase price = $5-10k different all-in cost vs NYC + Philadelphia.
Who pays closing costs — buyer or seller? State customs.▼
WHO PAYS varies dramatically by state custom — both sides + many fees can be negotiated. POST-NAR-SETTLEMENT (Aug 2024) impact: realtor commissions are now SEPARATELY NEGOTIATED + DISCLOSED. Sellers no longer automatically pay buyer's agent commission via MLS. Buyers in 2026 often: (a) negotiate buyer-agent commission + amount with their own agent (offer $20k flat fee or 2.5% of purchase). (b) request seller "concessions" to cover buyer-agent commission as part of offer. (c) pay buyer-agent commission directly out of pocket. SELLER TYPICALLY PAYS (most states): listing agent commission (now negotiated), buyer-agent commission (now optional concession), transfer tax (in seller-pays states), title insurance (some), prorated property tax, prorated HOA, attorney fees if seller represented. BUYER TYPICALLY PAYS: loan origination + appraisal + inspection + survey + buyer attorney + recording fees + title insurance lender policy + title insurance owner policy (sometimes seller) + prepaid interest + first-year insurance + escrow setup + transfer tax (buyer-pays states). STATE CUSTOMS: BUYER PAYS TRANSFER TAX (most): AL, AK, AZ, CO, GA, IL, IN, KS, KY, LA, MS, MO, MT, NV, NJ, NM, NC, OK, RI, SC, SD, TN, UT, VA. SELLER PAYS TRANSFER TAX (most): CA, CO (sometimes), CT, FL (Tampa), HI, IL (Chicago), MA, ME (split), MD (split), MI, MN, NE, NJ, NY, OH, OR, PA (split), RI, VT, WA, WI, WV. SPLIT 50/50: AR, CT (mansion only buyer), DE, IA, IL (some), MA (some), MD, NH, NJ (mansion only buyer), PA, TN, WA. NEGOTIATION REALITY: In hot seller market, buyer pays more. Cold market, seller pays more. State "custom" is just default.
What states require an attorney for real estate closings?▼
Attorney-required states 2026 (closing must involve a licensed attorney as part of process): CONNECTICUT, DELAWARE, GEORGIA, ILLINOIS (Chicago metro practice), KENTUCKY, LOUISIANA (notarial), MASSACHUSETTS, MISSISSIPPI (some counties), NEW HAMPSHIRE (some), NEW JERSEY, NEW YORK, NORTH CAROLINA, NORTH DAKOTA, RHODE ISLAND, SOUTH CAROLINA, VERMONT, VIRGINIA, WEST VIRGINIA. ATTORNEY OPTIONAL but COMMON: ALABAMA, FLORIDA (notary public sufficient), MAINE, MARYLAND, OHIO, PENNSYLVANIA, TEXAS (handled by title companies). ESCROW STATES (no attorney typical): ALASKA, ARIZONA, CALIFORNIA, COLORADO, HAWAII, IDAHO, MONTANA, NEVADA, NEW MEXICO, OREGON, UTAH, WASHINGTON, WYOMING. ATTORNEY FEES 2026: typical $500-$1,500 buyer side. Higher in Northeast ($800-$2,500 NJ/NY/MA). Lower in Southeast ($400-$1,000). FLAT-FEE attorneys common 2026 — shop on Yelp + Lawyer.com + bar association referrals. RED FLAG: $1,500+ for simple cash purchase = overpriced. CHEAPER OPTIONS: title companies + some online closings (Notarize, Atlas) handle states allowing notary closing for $300-$600 vs $1,000+ attorney. NEGOTIATION: where attorney choice is buyer's, shop. Where seller-attorney prevails (NY, NJ), seller has limited bargain power. RECOMMENDATION: in attorney-required state, get 3 quotes. Verify state bar membership + 5+ years real estate experience. Read reviews + ask about title insurance shopping (many attorneys mark up).
How can I reduce my closing costs in 2026?▼
Closing cost reduction strategies 2026: (1) NEGOTIATE SELLER CREDITS — most loans allow up to 3-6% of purchase as seller credits (depends on loan-to-value). EXAMPLE: $400k purchase, ask for $8,000 seller credit applied to closing costs. Seller may agree to net same proceeds + provide concession to buyer. Especially in slow markets. (2) SHOP TITLE INSURANCE — in non-promulgated states, rates vary 30-50%. Don't use seller's recommended title company without quoting 2-3 alternatives. SAVES $500-$2,000. (3) LENDER CREDITS — some lenders offer "no-closing-cost" loans where they pay closing fees in exchange for higher interest rate (0.125-0.375% bump). MATH: typical break-even 5-7 years. If you'll move/refi sooner, take credit. (4) NEGOTIATE LOAN ORIGINATION — 0.5-1% of loan amount. Some lenders waive for high-credit borrowers. SHOP 3+ lenders + use competing rate locks. (5) AVOID POINTS unless staying 7+ years (typical break-even). (6) WAIVE ESCROW for taxes/insurance if 80% LTV — saves 2-month upfront cushion. Most lenders allow at low LTV. SAVES $1,500-$3,000 upfront. (7) BUYER-AGENT COMMISSION — post-NAR-settlement (Aug 2024), explicitly negotiate. Flat fee $5-15k or 1.5-2% of price common 2026 vs old 2.5-3% bake-in. (8) COMBINED ATTORNEY-TITLE — in attorney states, some attorneys provide title services. Reduces duplicate fees by $300-$700. (9) HOMESTEAD EXEMPTION — apply post-close for property tax savings (FL up to $50k, CA up to $7k). (10) ASK FOR INVENTORY — in slow markets, ask seller to leave appliances, garage shelving, etc. as contingent contract terms. NOT closing cost reduction but value capture. TYPICAL TOTAL SAVINGS: $3,000-$10,000 on $400k purchase via aggressive negotiation. CALCULATOR: see [/closing-cost-estimator/](https://www.amortio.com/closing-cost-estimator/) for state-specific estimate.
What is title insurance and is it worth it?▼
TITLE INSURANCE = one-time policy that protects against ownership disputes (forged deeds, missed liens, undiscovered heirs) on the property. TWO POLICIES: (1) LENDER'S POLICY — required by mortgage lender. Protects loan amount. Cost typically 0.20-0.40% of LOAN amount. (2) OWNER'S POLICY — optional. Protects buyer's equity. Cost typically 0.20-0.40% of PURCHASE price. BOTH typically purchased simultaneously for ~0.45-0.55% combined. EXAMPLE: $400k purchase, $360k loan: lender policy $720-$1,440. Owner policy $800-$1,600. Combined $1,520-$3,040 ONE-TIME. PROMULGATED-RATE STATES (rates fixed by state regulators): TEXAS (TDI), FLORIDA, NEW MEXICO, NEW YORK, NEW JERSEY, NORTH CAROLINA. No shopping benefit. NON-PROMULGATED STATES: rates vary 30-50% between providers. Shop 2-3 quotes. IS IT WORTH IT (owner's policy)? YES for: (1) Older homes (pre-1970) with multiple ownership transfers. (2) Foreclosure purchases (higher chance of title defect). (3) Properties near boundary disputes / family-divided land. (4) High-value purchases ($1M+ — peace of mind). (5) Out-of-state buyers unfamiliar with local title history. NO/SKIP for: (1) New construction direct from builder (warranty includes title clearance). (2) Cash transactions where buyer is comfortable with risk. (3) Home you're buying from family/known seller. ALTERNATIVES: ATTORNEY OPINION LETTERS (Iowa, parts of Carolinas) — attorney certifies title $300-$500 vs $800-$1,600 insurance. NO STATE-WIDE COVERAGE. PROBLEMS title insurance covers: forged deeds in chain, missed liens (mechanic's, IRS, judgments), undiscovered heirs claiming property, errors in public records, encroachments not disclosed. STATISTICAL CLAIMS: 5-10% of policies have a claim filed. Only 1-2% pay out (most are minor disputes). So NOT high probability of needing it BUT if needed, can save $50k-$200k of legal/loss.
What is a Loan Estimate and Closing Disclosure? When do I see them?▼
TWO STANDARDIZED federal forms required by CFPB (TRID rule, 2015): (1) LOAN ESTIMATE (LE) — must be provided WITHIN 3 BUSINESS DAYS of loan application. 3-page form showing estimated rate, APR, monthly payment, closing costs (broken into Origination + Services Borrower Cannot Shop + Services Borrower Can Shop + Taxes/Govt + Prepaids + Initial Escrow). USE: shop multiple lenders by comparing Page 3 (5-yr cost) + APR. Best comparison tool. EXPIRES: 10 business days from issue (rate may change after). (2) CLOSING DISCLOSURE (CD) — must be received AT LEAST 3 BUSINESS DAYS BEFORE CLOSING. Federal law mandates this 3-day review window. 5-page form with FINAL closing costs. USE: compare to original Loan Estimate. Most fees can't increase >0% (APR + lender fees). 10% (3rd-party services) increase tolerance. UNLIMITED for borrower-shopped fees if they used different vendor. RED FLAGS: (1) Closing costs increased >10% without good reason. (2) Cash-to-close changed dramatically. (3) Loan terms different from LE (different rate, different loan type). (4) Discount points appearing not in LE. RIGHTS: if material changes, lender must issue REVISED CD + 3-day waiting period restarts. CAN you delay closing? YES — federal right. CAN you walk away? Federal Right of Rescission applies to refinances (3 days post-close), NOT purchases (no rescission). KEEP all LEs + CD for tax filing year (mortgage interest deduction reference). WHAT TO DO IF NUMBERS WRONG: contact lender immediately. Document via email. CFPB complaint if unresolved. BENEFIT: 2015 TRID rule + 3-day window = far fewer "surprise closing costs" than pre-2015. Use the CD review window aggressively.
Are closing costs tax-deductible in 2026?▼
Closing cost tax treatment 2026 — DEPENDS by item: TAX-DEDUCTIBLE in year paid (if itemizing): MORTGAGE INTEREST + DISCOUNT POINTS (paid for purchase or refi) — full year of accrued interest + total points paid. PROPERTY TAX (prepaid at closing) — within $10k SALT cap. STATE/LOCAL TRANSFER TAX (in some states classified as deductible real estate tax). NOT DEDUCTIBLE in year paid: LOAN ORIGINATION FEE — added to BASIS of home (reduces capital gain on future sale). TITLE INSURANCE — added to basis. APPRAISAL + INSPECTION — added to basis. RECORDING FEES — added to basis. ATTORNEY FEES — added to basis. SURVEY — added to basis. HOA TRANSFER FEES — added to basis. ESCROW DEPOSIT — not deductible (these are prepaid amounts, deducted later as paid). REFINANCE-SPECIFIC: discount points on refi must be DEDUCTED OVER LIFE OF LOAN (not all in year paid). EXAMPLE: $4,000 in points on 30-year refi = $133/year deduction over 30 years. DOCUMENTATION: keep your CD permanently. IRS Form 1098 shows year-paid interest + points (usually). Check your CD against 1098 to ensure points captured. STANDARD vs ITEMIZED: 2026 standard $15,000 single / $30,000 MFJ. Most homebuyers in years 1-5 of mortgage benefit from itemizing (mortgage interest + property tax + state taxes often exceeds standard). Mortgage interest + property taxes alone push you over standard most cases. BASIS BUILDING: items added to basis matter when you SELL — reduces capital gain. EXAMPLE: $400k purchase + $5k closing-cost basis additions = $405k basis. Sell at $600k = $195k gain (vs $200k without). Saves 15% × $5k = $750 in capital gains. Keep records of every closing item permanently.