Fee percentages are planning estimates. Actual closing costs vary widely by state, lender, and deal.
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How This Tool Works
Calculation Method
Computes Est. cash to close from Purchase price, Down payment, Lender fees, Title & escrow, Gov recording & transfer and Other costs.
Site methodology
No unrelated authority link is added merely to make this page look sourced. Tool-specific external sources are shown only when they directly support the method, rate, or rule.
Assumptions to Verify
- Rates, fees, timing, and rules can change.
- Use the result as a planning estimate and verify current terms.
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Closing costs on a $300k home
What this means for your numbers: Closing costs in the worked example run 3% of price ($9,000 of $300,000) on top of the $60,000 down payment. Cash-to-close, not the down payment, is usually the surprise.
Illustrative breakdown using the worked example above. The calculator computes your own numbers with the same formula.
Worked example: $400,000 home with 20% down
Take a $400,000 purchase price with a 20% down payment, lender fees of 1%, title fees of 0.5%, government fees of 0.5%, and $1,200 in other fixed costs. The down payment is $400,000 x 0.20 = $80,000, and the loan amount is $400,000 - $80,000 = $320,000.
Percentage-based fees are charged on the full price in this tool, so lender fees are $400,000 x 0.01 = $4,000, title fees are $400,000 x 0.005 = $2,000, and government fees are $400,000 x 0.005 = $2,000. Add the $1,200 flat amount and total cash to close is $80,000 + $4,000 + $2,000 + $2,000 + $1,200 = $89,200. The result table shows each of these five rows plus the total, so you can trace every dollar back to an input.
For a cheaper scenario, a $250,000 home with 10% down, 1% lender, 0.5% title, 0.25% government, and $800 other works out as: down payment $25,000, lender $2,500, title $1,250, government $625, other $800, total $30,175. Halving the price roughly halved the closing stack because every percentage input scales linearly with price; only the flat other-fees input stays constant.
Where the estimate breaks down
The lender line has a hidden adjustment the total does not use. Internally the tool computes an effective lender figure as 60% of the percentage fee plus $300 (on the example above, $4,000 x 0.6 + $300 = $2,700), reflecting that some origination costs scale with the loan rather than the price. Because the total uses the raw $4,000, it leans conservative on that line by $1,300 in the worked example. Treat the lender line as a ceiling, not a quote.
Boundary cases behave in specific ways. At 0% down, cash to close equals only the fees plus other: on the $400,000 example that is $8,000 with the loan at the full price. At 100% down, the loan is $0 and cash to close is simply the price plus fees, $408,000 here, since the buyer funds the whole purchase in cash. Negative inputs are not meaningful; entering a negative down percentage would subtract money from the total and produce a nonsense estimate, so keep all percentages at 0 or above.
Real Loan Estimates also include prepaid items this tool omits entirely: first-year insurance premiums, property tax escrow deposits (often 2 to 6 months up front), and per-diem interest from your closing date. On the $400,000 example those can easily add $3,000 to $8,000 within the first month, which is why the on-page result says to treat this as a planning range rather than a commitment figure.