Closing cost calculator: what buying or selling really costs
Closing costs are the taxes and fees paid when a property changes hands, on top of the price. This closing cost calculator lists them line by line for a buyer or a seller, with every value editable, so you can turn a lender’s estimate or a solicitor’s quote into one total, the share of the price it represents and, for buyers, the cash needed to close.
Taxes are calculated from published rules where they are fixed by law: Texas title insurance premiums set by the Texas Department of Insurance, Ontario and City of Toronto land transfer tax with first-time buyer rebates, Stamp Duty Land Tax in England and Northern Ireland, Dubai Land Department fees, and Mumbai’s stamp duty and registration. Other lines are clearly marked examples to replace with your own quotes. Results are estimates, not legal, tax or financial advice.
How to use the Closing Cost Calculator
- Choose Buyer or Seller, your Country and the State, province or city.
- Enter the Purchase or sale price and, for buyers, the Mortgage amount (0 for cash).
- Tick First-time buyer, Additional property or Non-UK resident where they apply.
- Edit any cost line, untick lines that do not apply, or press Add a cost for anything missing.
- Read the total, taxes vs fees and cash to close (or net before payoff), and press Download CSV to keep the list.
Closing Cost Calculator features
Buyer and seller sheets
Separate typical cost lists for each side, from lender fees and prepaid escrow to agent commission and title insurance.
Rules built in
TDI title premiums, Ontario and Toronto land transfer tax with rebates, UK SDLT with relief and surcharges, Dubai DLD, trustee and mortgage registration fees.
Fully editable
Change any percentage or amount, switch lines off, add your own and remove them again.
VAT and HST handled
Agent commissions in the UK, Ontario, India and Dubai include the tax charged on the fee.
CSV export
Download the itemised list for your records or to compare quotes.
Taxes calculated from the rules (as of 19 October 2026)
Scotland (LBTT) and Wales (LTT) have their own rates and are not built in — add them as a cost line. Every US state and county sets its own transfer and recording charges; Texas has no state transfer tax.
| Where | Rule | Example |
|---|---|---|
| Texas — owner’s title policy | TDI basic premium: (price − $100,000) × 0.00494 + $780 up to $1 million (from 1 March 2026) | $400,000 → $2,262 |
| Ontario — land transfer tax | 0.5% to $55k, 1% to $250k, 1.5% to $400k, 2% to $2m, 2.5% above; first-time refund up to $4,000 | $800,000 → $12,475 |
| City of Toronto — MLTT | Same as Ontario to $3m, then 4.40%–8.60% (from 1 April 2026); first-time rebate up to $4,475 | $800,000 first-time → $8,000 |
| England & NI — SDLT | 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5m, 12% above; first-time buyers 0% to £300k, 5% to £500k; +5% additional homes, +2% non-residents | £295,000 → £4,750 |
| Dubai — DLD | 4% transfer fee; trustee fee AED 4,000 + VAT; 0.25% of the loan + AED 290 to register a mortgage | AED 1.5m → AED 60,000 fee |
Worked examples
- US buyer: $400,000 with a $360,000 loan. Origination 1% ($3,600), appraisal $650, lender fees $1,200, lender’s title 0.5% of the loan ($1,800), settlement $800, recording $250 and 1% prepaid escrow ($4,000) total $12,300 (3.08%), and cash to close is $52,300 — within the 2–5% of the price that Freddie Mac suggests budgeting.
- Texas seller: on a $400,000 sale the owner’s title policy is $2,262; with 2.75% listing and 2.5% buyer’s agent commission, the escrow half, document preparation and release fees, costs are $24,112, leaving $375,888 before the mortgage payoff.
- Toronto first-time buyer: $800,000 attracts $12,475 of Ontario tax and $12,475 of Toronto tax; the rebates ($4,000 and $4,475) cut the total to $16,475.
Tips for lowering closing costs
- Compare lenders’ origination fees and title or escrow quotes — many lines are negotiable.
- Commission is negotiable everywhere; since August 2024 US sellers are no longer required to offer buyer-agent pay through the listing service.
- Ask about first-time buyer relief before exchange or closing. To see what you keep after a sale, use the net proceeds calculator; for India state by state, the stamp duty calculator.
Closing Cost Calculator FAQ
How much are closing costs for a buyer?
In the US, budget roughly 2–5% of the price. In the UK the biggest item is usually Stamp Duty; in Ontario, land transfer tax; in Dubai, the 4% DLD fee. This closing cost calculator itemises them for your price.
How much are closing costs for a seller?
Agent commission is usually the largest seller cost, followed by title, escrow or legal fees and any transfer tax the seller pays. Choose Seller to see a typical list, then edit it.
How are closing costs calculated in Texas?
Texas has no state transfer tax. Title insurance premiums are set by the Texas Department of Insurance; the seller customarily buys the owner’s policy, which this calculator works out from the 1 March 2026 rates.
How much is land transfer tax in Ontario?
It is charged in bands from 0.5% to 2.5%; on $800,000 it is $12,475. First-time buyers get up to $4,000 back. In Toronto a municipal tax of the same size is added, with a rebate of up to $4,475.
Who pays closing costs?
Each side pays its own, by custom and contract. A seller can agree to pay some of the buyer’s costs as a credit — add it on the seller sheet under credits and concessions.
Are closing costs included in the mortgage?
Usually not; most are paid in cash at closing. Some loans let you finance part of them or use a lender credit for a higher rate.