Closing cost calculatorClosing costs are the charges due when a home sale is funded: transfer taxes, a title premium where the state sets one, and the lender, appraisal, and recording amounts on that file. This calculator adds only rates checked against a statute or a state rate order, plus fee lines you type yourself. It does not invent a national percent of the price.
These are estimates from published rates. The binding figures come from the Loan Estimate and the Closing Disclosure.
Who pays, and why the states differ
Who pays is a term of that sale, not a verified rate. Buyer or seller changes the heading only. The deed, note, and title lines stay either way. This page does not assign stamps to the seller or lender charges to the buyer. The Closing Disclosure does that.
The charges differ by state because the statutes differ. Florida taxes the deed and the mortgage note with documentary stamps. Texas promulgates the title insurance premium. California authorizes a county documentary transfer tax. A state that is not in that list is not on the menu. Leaving the state blank keeps the total equal to the fees you entered.
What this page leaves out
Commission and prepaid escrows are not calculated. Owner's title is calculated only in Texas, and only above 100,000 dollars. A survey, an inspection, and association fees are omitted. A missing line is not a claim that the charge is zero.
Purchase price is the consideration you type. The loan is the dollar amount you type, or the remainder after a down-payment percent from 0 through 100. Twenty percent down on 400,000 dollars leaves a 320,000 dollar loan. Lender fees, the appraisal, and recording start at zero and are amounts you entered. A California city tax can be typed. It is not calculated.
Florida documentary stamps
The Florida Department of Revenue form GT-800014 sets the deed stamp at 0.70 dollars per 100 dollars, or portion, of total consideration. The calculator counts 100 dollar units, rounds that count up when there is a remainder, and multiplies. A price of 400,000 dollars is 4,000 units and 2,800.00 dollars. A price of 400,050 dollars is 4,001 units and 2,800.70 dollars.
Miami-Dade is the only county exception. A single-family residence is 0.60 dollars per 100 dollars. Any other property there adds a 0.45 dollar surtax, so the rate is 1.05. On 400,000 dollars that is 2,400.00 or 4,200.00 dollars. Those fields appear only for Florida. Elsewhere the property type does not change the 0.70 dollar rate.
The same form sets stamps on notes and other written obligations at 0.35 dollars per 100 dollars, or portion, of the amount. A 320,000 dollar loan is 3,200 units and 1,120.00 dollars. Florida also has an intangible tax on mortgages. That figure is not verified here, so the line is omitted. The note stamp is not a substitute for it.
Texas title premium
Texas title premiums effective March 1, 2026, under Commissioner's Order 2025-9697, use a formula above 100,000 dollars. Subtract the band's threshold, multiply by its rate, round that product to the nearest dollar, then add its flat amount. The order's example is 268,500 dollars: (268,500 − 100,000) × 0.00494 = 832.39, which rounds to 832, plus 780, which is 1,612 dollars. The policy amount here is the purchase price. A loan policy can differ. No simultaneous-issue discount is applied.
Policies of 100,000 dollars or less, which is every policy below 100,001 dollars, use a lookup table this site has not transcribed. The result says enter your quote and leaves that premium out of the total, so the total is incomplete. Texas transfer tax is also omitted. The figure is not on this page because it is not verified. That is not a statement that Texas has no transfer tax.
California county tax
Revenue and Taxation Code section 11911 lets a county impose 0.55 dollars per 500 dollars, or fractional part, when consideration exceeds 100 dollars. Units round up. 500,000 dollars is 1,000 units and 550.00 dollars. 500,100 dollars is 1,001 units and 550.55 dollars. At 100 dollars or less the tax is 0.00. Enter consideration exclusive of a lien that remains. A city may impose half that rate. No city schedule is sourced, so a city amount is typed, not computed.
How the total is built
Each statutory line shows the rate and the source. Entered fees are labeled as yours. A line that says enter your quote is left out of the sum, and the total is then incomplete. A zero price makes the percent not available. Money rounds half up to the cent after the line is finished. Texas rounds the multiplied piece to the nearest dollar before the flat amount is added.
With no state selected and fees at zero, a 400,000 dollar price totals 0.00 dollars. Choose Florida, outside Miami-Dade, with a 320,000 dollar loan: the deed is 2,800.00, the note is 1,120.00, and the total is 3,920.00 dollars, or 0.98 percent of the price. Texas at 268,500 dollars is a 1,612.00 dollar premium. California at 500,000 dollars is 550.00 dollars of county tax, 0.11 percent.
A loan larger than the price does not stop the page. The Florida note tax still uses that loan, and a note says so. Very large entries are capped. The same steps run in the browser, and the form works with scripts off.
State pages restate one jurisdiction: Florida, Texas, and California. Severance pay is a different money event, a layoff rather than a purchase, and the severance calculator answers it. A roof system is a different home cost, and the solar cost calculator answers that. Neither of those tools belongs inside this total.
Questions
Does this say whether the buyer or the seller pays?
No. The buyer or seller control only names the worksheet. No sourced split is published here, so the statutory lines stay the same either way. The Closing Disclosure is where a particular sale assigns each charge.
Why is there no national closing-cost percent?
A single percent of the price would be an invented benchmark. This page adds Florida stamp rates, the Texas title premium formula, and the California county transfer tax, plus fees you type. Charges without a verified rate are left off.
What should I type as the California price?
Type the consideration or value exclusive of any lien that remains at the time of sale. The statute uses that amount. This calculator does not subtract a lien for you.
Why does a Texas policy of 100,000 dollars or less say enter your quote?
The promulgated schedule for those policies is a lookup table, and it is not transcribed here, so no premium is guessed. That line stays out of the total, which makes the total incomplete.
Are the Florida intangible tax and a Texas transfer tax zero?
No number is shown for either one. They are omitted because they are not verified. An omitted line is not a finding that the tax is zero.
Where do the binding figures come from?
From the Loan Estimate and the Closing Disclosure for that loan. This page is an estimate built from published rates and from fees you enter. It is not a settlement statement.