Closing costs are the fees you pay at settlement to transfer home ownership and fund a mortgage. They typically total 2% to 5% of the purchase price. On a $300,000 home, a buyer can expect to pay $6,000 to $15,000 at closing. Per a 2025 LodeStar closing cost report, the national average for a single-family home purchase reached $4,661, not counting agent commissions.
Both buyers and sellers pay closing costs, though the amounts look very different. Buyers carry most of the lender and third-party service fees. Sellers typically pay more in total. That’s because the real estate agent commission, when applicable, adds another 5% to 6% of the sale price. That pushes the seller’s total to 6% to 10% of the selling price.
This guide covers what is included in closing costs, how much they run at three common price points, who pays which fees, how to read your Loan Estimate and Closing Disclosure, when payment is due, and the best ways to reduce closing costs before settlement.
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Closing Costs on a Home
What Are Closing Costs on a Home?
Closing costs, also called settlement costs, are the fees you pay at the end of a real estate transaction. They complete the sale and activate the mortgage. Per the CFPB’s explanation of settlement costs, they cover lender charges, third-party service fees, and prepaid amounts deposited into escrow at closing.
The standard buyer range is 2% to 5% of the purchase price. Some sources quote 2% to 6% or 3% to 6%. Those differences are not errors. Three variables drive the spread: loan type, state transfer taxes, and lender fees.
FHA loans add an upfront mortgage insurance premium of 1.75% of the loan amount. That’s roughly $5,250 on a $300,000 loan. VA loans include a funding fee of 1.25% to 3.3% of the loan amount. States with high transfer taxes, such as New York, Pennsylvania, and Delaware, push totals to 6% or higher. Lender origination fees range from 0.5% to 1% of the loan amount and vary by lender.
A buyer in Texas on a conventional loan with a low-fee lender can land near 2%. A buyer in Pennsylvania on an FHA loan can land near 6%.
Mortgage closing costs apply to both sides of the transaction. Sellers typically pay 6% to 10% of the sale price when agent commissions are included. Understanding the full picture helps both buyers and sellers plan their budgets accurately.
How Much Are Closing Costs?
Closing costs scale directly with the purchase price. The table below shows buyer and seller cost ranges at three common price points. The third column reflects sellers using a traditional listing agent. The fourth column shows sellers who avoid agent commissions entirely. Use the Fannie Mae closing cost calculator to model costs for your specific loan type and location.
| Home Price | Buyer Costs (2%, 5%) | Seller Costs with Commission (6%, 10%) | Seller Costs without Commission (1%, 4%) |
|---|---|---|---|
| $250,000 | $5,000, $12,500 | $15,000, $25,000 | $2,500, $10,000 |
| $300,000 | $6,000, $15,000 | $18,000, $30,000 | $3,000, $12,000 |
| $400,000 | $8,000, $20,000 | $24,000, $40,000 | $4,000, $16,000 |
Based on Fannie Mae closing cost data and 2025 LodeStar averages. Verify current rates with your lender before transacting.
Closing Costs on a $250,000 Home
Buyers on a $250,000 home typically pay $5,000 to $12,500, using the standard 2% to 5% rate. In high-transfer-tax states, or on FHA loans with the 1.75% upfront mortgage insurance premium, the total can reach $17,500 (7%). Cash buyers on a $250,000 home typically pay 1% to 3%, or $2,500 to $7,500, since lender fees are eliminated.
Sellers on a $250,000 home face $12,500 to $25,000 in total closing costs when a 5% to 6% agent commission is included. Without agent commissions, seller costs drop to $2,500 to $10,000.
Closing Costs on a $300,000 Home
Buyers on a $300,000 home typically pay $6,000 to $15,000, or 2% to 5% of the purchase price. In high-transfer-tax states such as Pennsylvania, New York, and Delaware, the total can reach $18,000. That broader range, sometimes cited as 2% to 6%, reflects state-level variation rather than a different base formula.
Sellers on a $300,000 home face $15,000 to $18,000 in agent commissions alone when using traditional representation. That brings total seller closing costs to roughly $18,000 to $30,000. Sellers who avoid agent commissions typically pay $3,000 to $12,000 on the same sale.
Closing Costs on a $400,000 Home
Buyers on a $400,000 home typically pay $8,000 to $20,000, based on the 2% to 5% standard. Some lenders and high-tax states push that range to $12,000 to $24,000 (3% to 6%). FHA buyers on a $400,000 purchase also face a $6,800 upfront mortgage insurance premium (1.75% of the loan amount). This can be financed into the loan balance rather than paid as cash at closing.
Sellers on a $400,000 home face $20,000 to $40,000 in total closing costs when a traditional agent commission is included. Without commissions, that range drops to $4,000 to $16,000.
What Is Normally Included in Closing Costs?
Closing costs fall into three categories: lender fees, third-party service fees, and prepaid expenses. The table below itemizes the most common line items with typical dollar ranges.
| Fee | Who Pays | Typical Range |
|---|---|---|
| Loan origination fee | Buyer | 0.5%, 1% of loan amount |
| Underwriting fee | Buyer | $300, $900 |
| Application/processing fee | Buyer | $300, $500 |
| Credit report fee | Buyer | $25, $50 |
| Rate lock fee | Buyer | Varies (often rolled into origination) |
| Appraisal fee | Buyer | $300, $700 |
| Home inspection fee | Buyer (optional) | $300, $500 |
| Title search | Buyer | $75, $200 |
| Lender’s title insurance | Buyer | 0.5%, 1% of loan amount |
| Owner’s title insurance | Varies by state | 0.5%, 1% of purchase price |
| Attorney/settlement fee | Varies by state | $500, $1,500 |
| Survey fee | Buyer | $350, $700 |
| Recording fees | Buyer | $25, $250 |
| Transfer taxes | Primarily seller | 0%, 4% of price |
| Prepaid mortgage interest | Buyer | ~$40, $60/day ($300K at 7%) |
| Property taxes (escrow) | Buyer | 2, 3 months upfront |
| Homeowners insurance | Buyer | 12, 14 months premium |
| Escrow setup fee | Buyer | $300, $500 |
| FHA upfront MIP | Buyer (FHA only) | 1.75% of loan amount |
Ranges based on CFPB, HUD, and 2025 LodeStar data. Individual fees vary by lender, location, and loan type.
Lender Fees
Lender fees are charges your mortgage company collects to originate and process your loan. Per HUD’s guide to settlement costs, these include the loan origination fee (0.5% to 1% of the loan amount, or $1,500 to $3,000 on a $300,000 loan), an underwriting fee ($300 to $900), an application or processing fee ($300 to $500), and a credit report fee ($25 to $50). Some lenders charge a rate lock fee separately. Many fold it into the origination charge.
These fees appear in Sections A and B of your Loan Estimate. Section A origination charges are zero-tolerance. They cannot increase at all between your estimate and closing. Section B covers third-party fees the lender selects, such as the appraisal. These are also fixed at the estimate stage.
Third-Party Service Fees
Third-party fees go to service providers other than your lender. The appraisal fee ($300 to $700) pays for the lender’s required property valuation. A home inspection ($300 to $500) is optional for buyers but considered standard practice. Knowing home inspector limits helps you set accurate expectations for this line item and any post-inspection repair negotiations.
Title insurance comes in two forms. The lender’s policy (0.5% to 1% of the loan amount) is required by most lenders. The owner’s policy (0.5% to 1% of the purchase price) is optional but strongly recommended. Other third-party charges include a title search ($75 to $200), a survey fee ($350 to $700), attorney or settlement fees ($500 to $1,500 in states that require attorneys), and recording fees ($25 to $250 set by county).
Title, settlement, and attorney fees are listed in Section C of your Loan Estimate. These are services you can shop for on your own. Getting three quotes on title services alone typically saves $200 to $800.
Prepaid Expenses and Escrow
Prepaid expenses fund your escrow account at closing. They cover costs that come due shortly after settlement. You typically prepay 12 to 14 months of homeowners insurance and 2 to 3 months of property taxes as an initial escrow reserve. Prepaid mortgage interest covers the daily interest from your closing date through the end of that month. Closing later in the month reduces this cost.
Escrow fees (the service charge for the escrow company itself) typically run $300 to $500. FHA loans add an upfront mortgage insurance premium of 1.75% of the loan amount ($5,250 on a $300,000 loan). This can be financed into the loan balance rather than paid as cash at closing.
Who Pays Closing Costs, Buyer or Seller?
Both buyers and sellers pay closing costs at settlement. Many first-time buyers assume they bear all fees. That’s a common misconception. Buyers cover lender and third-party service fees. Sellers carry transfer taxes, agent commissions, and sometimes owner’s title insurance. The exact split varies by state and by what the purchase contract specifies.
Buyer Closing Costs
Buyers typically pay 2% to 5% of the purchase price in mortgage closing costs. This covers the loan origination fee, underwriting, appraisal, title insurance, recording fees, and prepaid expenses. FHA and VA loans add loan-specific charges that can push buyer costs to 6% to 7% in some cases.
Buyers can reduce their share by requesting seller concessions. That’s when the seller agrees to cover part of the buyer’s closing costs in the purchase agreement. In a buyer’s market, concessions of 2% to 3% of the purchase price are common.
Seller Closing Costs
Sellers typically pay 6% to 10% of the sale price when a real estate agent commission is included, or 1% to 4% without commissions. The single largest seller cost is almost always the agent commission. Historically, total commissions ran 5% to 6% of the sale price, split between listing and buyer’s agents. Since the August 2024 NAR settlement, commission structures are more flexible. But commissions near 5% remain common in many markets, per NAR data on agent commission structures.
Additional seller costs include transfer taxes (ranging from $0 in states like Texas to 2% or more in Pennsylvania and Delaware), attorney fees in attorney-required states, outstanding HOA dues and liens prorated to closing, and owner’s title insurance in states where the seller pays that policy.
For the full net proceeds picture, reviewing home equity basics helps you factor your remaining mortgage balance into what you will actually walk away with after all closing costs are paid.
How to Estimate Your Closing Costs
The most reliable way to estimate closing costs is to request a Loan Estimate from your lender. Under RESPA settlement services law, lenders must deliver this standardized 3-page document within 3 business days of receiving your completed mortgage application.
How to Estimate Your Closing Costs
How to Read Your Loan Estimate
The Loan Estimate is a 3-page standardized document with sections labeled A through H. Section A covers origination charges (zero-tolerance). Section B lists services you cannot shop for. Section C lists services you CAN shop for on your own. Sections F and G cover prepaid interest, insurance, and escrow reserves.
Tolerance rules govern how much fees can change between your Loan Estimate and the final Closing Disclosure. Section A items are zero-tolerance. Most Section C third-party fees can increase up to 10% in total. Prepaid interest and initial escrow deposits can change without limit based on your closing date and final loan terms.
Reviewing the Closing Disclosure
The Closing Disclosure arrives at least 3 business days before your settlement date. Compare it line-by-line against your Loan Estimate. Flag any fee that appeared on the Closing Disclosure but not on your Loan Estimate. Also flag any Section A fee that increased at all.
Reviewing contingent vs. pending status is relevant here as well. Closing costs finalize only once all contingencies clear and the transaction shifts from contingent to pending. That’s typically when the Closing Disclosure issues.
When Are Closing Costs Due?
Closing costs are due on settlement day, the date you sign final documents and the transaction closes. For financed purchases, settlement typically falls 30 to 60 days after offer acceptance. Payment must be made by certified check or wire transfer. Personal checks are not accepted at settlement.
Cash buyers can close in as few as 7 to 14 days. That also reduces prepaid interest. On a $300,000 loan at 7%, each additional day of prepaid interest costs roughly $58. So your closing date has a measurable effect on your total due at settlement.
If closing is delayed past your rate lock expiration, a re-lock fee of 0.125% to 0.5% of the loan amount typically applies. Lender credits can offset costs due at settlement. But accepting a credit means accepting a higher interest rate, typically 0.125% to 0.5% per 1% of credit applied.
For a complete walkthrough of closing process steps, the full timeline covers contingency periods, inspection windows, title review, and final walkthrough requirements from offer acceptance to settlement day.
How to Reduce Closing Costs
Mortgage closing costs are not fixed. Several of the largest line items are negotiable. Others can be cut with the right approach. Knowing your options can save you thousands before settlement day.
Shop and Compare Lender Fees
Shopping multiple lenders is the highest-impact step you can take. Per Freddie Mac data on rate shopping savings, borrowers who collect at least five rate quotes save an average of $3,000 over the life of the loan. Loan origination fees, underwriting fees, and application fees all vary by lender. All are negotiable before you commit.
Request Loan Estimates from at least three to five lenders within a 14-day window. Credit bureaus treat multiple mortgage inquiries within that window as a single inquiry. Shopping does not damage your credit score.
Negotiate Seller Concessions
Seller concessions are a portion of the buyer’s closing costs that the seller agrees to cover in the purchase contract. In a buyer’s market, requesting 2% to 3% of the purchase price in concessions is standard practice. On a $300,000 home, a 2% concession covers $6,000 of the buyer’s closing costs.
Concession limits vary by loan type. Conventional loans cap seller concessions at 3% for down payments under 10%. FHA loans allow up to 6%. VA loans allow 4% on non-allowable buyer fees, with added flexibility on allowable fees.
Roll Closing Costs Into Your Loan
A no-closing-cost mortgage shifts fees from cash due at closing to a higher interest rate or a larger loan balance. Lenders typically offer a rate increase of 0.25% to 0.5% in exchange for covering closing costs upfront. On a $300,000 loan at 7%, a 0.25% rate increase adds roughly $50 per month, or $600 per year.
This option makes sense if you plan to sell or refinance within five years. At that point, the cumulative rate premium has not yet exceeded the costs you avoided at closing. For long-term holders, paying costs upfront is generally cheaper overall.
For sellers, the largest closing cost is almost always the real estate agent commission. On a $300,000 home, that one line item runs $15,000 to $18,000 at 5% to 6%. iBuyer.com connects you with multiple vetted cash buyers who compete for your property. No listing agent. No commission. No MLS delays. You compare competing offers and see your actual net proceeds before committing to anything. Close in as few as 7 days, or on a timeline that works for you.
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Frequently Asked Questions
Closing costs are fees paid at settlement to transfer home ownership and fund a mortgage, typically totaling 2% to 5% of the purchase price. Both buyers and sellers pay closing costs, though buyers carry the larger share of lender and third-party fees. Sellers typically pay more in total because agent commissions, when applicable, are paid from sale proceeds.
Closing costs on a $300,000 home typically range from $6,000 to $15,000 for buyers, or 2% to 5% of the purchase price. In high-transfer-tax states such as Pennsylvania, New York, and Delaware, the total can reach $18,000. Sellers on a $300,000 home face an additional $15,000 to $18,000 in agent commissions when using traditional representation, bringing their total to roughly $18,000 to $30,000.
Closing costs on a $400,000 home typically range from $8,000 to $20,000 for buyers, or 2% to 5% of the purchase price. Some lenders and high-tax states push the range to $12,000 to $24,000 (3% to 6%), due to above-average origination fees and state transfer taxes. FHA buyers on a $400,000 purchase also face a $6,800 upfront mortgage insurance premium (1.75% of the loan amount), which can be financed into the loan balance.
Closing costs on a $250,000 home typically range from $5,000 to $12,500 for buyers, using the standard 2% to 5% rate. Some sources put the upper bound at $17,500 (7%) for states with high transfer taxes or for FHA loans that include the upfront MIP. Cash buyers on a $250,000 home typically pay 1% to 3%, or $2,500 to $7,500, since lender fees are eliminated.
Closing costs normally include loan origination fees, appraisal fees, title insurance, escrow fees, recording fees, and prepaid property taxes and homeowners insurance. Lender fees go to the mortgage company. Third-party fees go to service providers such as appraisers, title companies, and attorneys. The exact list depends on your loan type, since FHA and VA loans each add specific fees not found in conventional loans.
Both buyers and sellers pay closing costs: buyers at 2% to 5% of the purchase price and sellers at 6% to 10% when agent commissions are included. Sellers pay agent commissions (historically 5% to 6% total, now negotiable after the August 2024 NAR settlement), transfer taxes, and sometimes owner’s title insurance. Buyers pay the bulk of lender and third-party service fees. The split can be negotiated, with sellers sometimes offering concessions to cover part of the buyer’s costs.
Yes, some closing costs can be rolled into the loan balance or covered by lender credits, though either option raises your total cost. A no-closing-cost mortgage has the lender pay fees upfront in exchange for a rate increase of roughly 0.25% to 0.5%. You can also ask to add fees to your loan principal, though this requires the home to appraise at the higher value. Rolling in costs saves cash at closing but costs more over the life of the loan.
Most closing costs are not tax deductible, but mortgage points and prepaid property taxes paid at closing are deductible in the year of purchase. Per IRS guidance on deductible mortgage costs (Publication 936), prepaid mortgage interest and qualifying points are deductible. Title insurance, appraisal fees, attorney fees, and recording fees are not deductible for a primary residence purchase, though they may adjust your cost basis for capital gains purposes when you sell. Consult a licensed tax professional for guidance specific to your situation.
Closing costs are due on settlement day, typically 30 to 60 days after offer acceptance for financed purchases. Payment must be made by certified check or wire transfer. Personal checks are not accepted. Cash buyers can close in as few as 7 to 14 days, which also reduces prepaid interest costs. If closing is delayed past your rate lock expiration, a re-lock fee of 0.125% to 0.5% of the loan amount typically applies.
Yes, you can negotiate several closing costs, including lender origination fees, title service fees, and seller concessions. Under RESPA, buyers can shop for their own title company, settlement agent, and attorney (Section C of the Loan Estimate). Getting three quotes on title services alone can save $200 to $800. In a buyer’s market, asking the seller to cover 2% to 3% of closing costs as a concession is one of the most effective ways to cut costs without changing your loan terms.
A Loan Estimate is a 3-page document your lender must provide within 3 business days of your mortgage application. It itemizes estimated closing costs using labeled sections (A through H) to show which fees are locked, which can increase up to 10%, and which can change without limit. Comparing Loan Estimates across lenders is the most effective way to reduce total closing costs. The Closing Disclosure, delivered at least 3 business days before settlement, confirms final figures.
Seller closing costs typically total 6% to 10% of the sale price when agent commissions are included, or 1% to 4% without commissions. The largest seller cost is the real estate agent commission, historically 5% to 6% split between listing and buyer’s agents, now negotiable after the 2024 NAR settlement. Additional seller costs include transfer taxes (0% to 4% depending on state), attorney fees in attorney-required states, and title insurance in states where the seller pays that policy. On a $300,000 sale, total seller costs with a 5% commission run $18,000 to $27,000.
Cash buyers still pay closing costs but avoid all lender fees, typically paying 1% to 3% of the purchase price rather than the buyer standard of 2% to 5%. Cash purchases eliminate origination fees, underwriting fees, lender-required appraisals, and mortgage insurance. Cash buyers still pay title insurance, recording fees, transfer taxes, and any attorney fees required by the state. The savings versus a financed purchase typically range from $2,000 to $6,000 on a $300,000 home.
You can lower closing costs by shopping lenders, requesting seller concessions, comparing Section C providers, and closing at month-end to cut prepaid interest. Freddie Mac data shows borrowers who get at least five rate quotes save an average of $3,000 over the life of the loan. Closing on the last business day of the month minimizes prepaid interest and can reduce costs by $1,600 to $1,740 on a $300,000 loan at 7%. First-time buyer programs listed on HUD.gov sometimes provide grants or forgivable loans to reduce closing costs.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
