Mortgage Closing Cost CalculatorUnited States Part of Cindrus (opens in a new tab)

For U.S. buyers getting ready for closing day

Estimate closing costs and cash to close

Calculate for free
  • No account needed
  • No credit check
  • No lender contact
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Cindrus is a calculation tool, not a financial advisor. We give no personal advice and do not arrange loans.

Your closing

Not the transfer tax, which is calculated separately.

Prepaid interest, insurance premiums and property taxes due at closing.

For example an owner's title policy or an inspection you are paying for.

optional

optional

optional · Needed for cash to close.

Loan Estimate compared with Closing Disclosure
Estimated closing costs -

The result is a calculation on your figures. It is not a guaranteed saving or an offer.

The form opens empty. Totals are built from your entries and, for transfer tax, from verified state data.

Loan costs-
Other costs-

Basis: the amounts you entered and, for transfer tax, the state source and date shown above. The rate and costs you can actually obtain may differ.

This estimate is not a loan offer or a personal recommendation about your closing. The Loan Estimate from your lender is the disclosure that counts.

For illustrative purposes only. Not a loan offer or commitment to lend. Cindrus is not a lender, mortgage broker or loan originator, we pass no information to lenders, and no lender pays us.

Create a free Cindrus account (opens in a new tab) After closing, record the home and the mortgage and follow both in your overview with your net worth. You will not be asked for a card.
The totals assume:
  • Every amount is entered once, under one heading.
  • Transfer tax is calculated at the state rate from your purchase price. Local transfer taxes are not included.
  • Credits reduce cash to close, not the cost of the items they pay for.
  • Property tax prorations between buyer and seller are included only if you entered them.
  • Nothing is added for amounts you leave blank.
How it works

The form's own headings, in the form's own order

  1. Loan costs

    Origination charges, services you cannot shop for and services you can shop for. These come from the lender and the providers it names or you choose.

  2. Other costs

    Recording fees and government charges, transfer tax, prepaids, the opening escrow deposit and anything else due at closing.

  3. Transfer tax by state

    Where Cindrus holds a verified rate for the state and county, the tax is calculated with its source and date. Where it doesn't, the line says so.

Create a free Cindrus account (opens in a new tab)
The rules

Which costs can change before closing

Federal rules sort closing costs into three groups once you have a Loan Estimate. Some can rise by any amount, some only by 10 percent in total, and some not at all, unless there has been a change in circumstances such as a different loan type or an appraisal that came in differently.

Cannot increase

Fees paid to the lender, the mortgage broker or an affiliate for a required service, fees for required services you were not allowed to shop for, and transfer taxes.

Can increase by up to 10 percent in total

Recording fees, and fees for required services when you picked a provider from the lender's written list.

Can increase by any amount

Prepaid interest, property insurance premiums, initial escrow deposits, required services you shopped for off the lender's list, and services the lender doesn't require.

Read the guide from Loan Estimate to Closing Disclosure →
State transfer taxes

Where we have each state's transfer tax, and where we don't

Transfer taxes are paid to state and local governments. Cindrus calculates them only from official sources we have read, and shows the source and date with the figure. For 24 of the 51 jurisdictions (50 states and D.C.), a verified rate is in place. For the rest, the line reads «not calculated», which means unknown, not zero.

Read the guide to transfer taxes and recording fees →
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Why Cindrus

A total you can trace back to every line

Your amounts, untouched

Lender and provider fees are what you type. We don't add estimates of our own.

No settlement partner

We have no title company, lender or agent behind the site and share nothing you enter.

«Not calculated» means it

A missing state rate is shown as missing. We never fill a gap with zero.

What we promise

  • No sale of your data, ever.
  • Assumptions are printed with the result, not hidden.
  • Each figure can be traced to an input or a source.
  • No invented deadlines.
  • Your data can be exported or removed whenever you ask.

Closing cost questions

When do I get a Loan Estimate?

The lender has to deliver or mail it no later than the third business day after receiving your application. It shows the estimated rate, monthly payment and total closing costs.

When do I get the Closing Disclosure?

You must receive it at least three business days before you close. That window is there so you can compare the final terms and costs with the Loan Estimate.

Why does my state show «not calculated»?

We only calculate a transfer tax from an official source we have read and verified. Where we don't have one for your state or county yet, the line stays empty rather than showing a guess.

What if costs went up more than the rules allow?

If there was no change in circumstances, the consumer bureau explains that you are entitled to a refund of the amount above the allowable limits. The comparison in the calculator shows how far each group moved.

Does this work for a HELOC or a reverse mortgage?

No. Those loans don't use the Loan Estimate and Closing Disclosure, so the headings here don't match their paperwork.

Is an account part of this?

Not for the estimate or the comparison. An account is free and holds your home and mortgage after closing.

Is this advice on my closing?

No. It totals and compares the figures you provide. Cindrus doesn't give advice, act as a settlement agent or arrange loans.

About closing costs

What goes into closing costs, and who pays them?

When you buy a home you generally pay the costs of the transaction, though the contract or state law can put some of them on the seller. Common items include appraisal fees, title insurance, government taxes and prepaid property taxes, insurance and interest.

A credit from the seller or the lender lowers what you bring to closing, but it isn't free: a seller may want a higher price for it, and a lender may raise the loan amount or the rate. Enter credits separately so the total stays honest.

Lender's and owner's title insurance

A lender's title policy, usually required for a mortgage, protects only the lender. An owner's policy is optional and protects your own investment against claims from before you bought. You can usually shop for title insurance separately from the mortgage.

Other names for the same question

Closing cost calculator · mortgage closing costs · cash to close calculator · settlement costs. Each asks what closing on a home and a loan will cost.

Pricing

Estimating closing costs is free.

Once you own the home, a free Cindrus account can hold it with the mortgage and your other assets and debts. The plans, and where their features work, are on the pricing page.

Pricing details →

Know the total before the closing table.

Estimating is free. After closing, a free account can keep the home and the loan in one place, and no card is required.

Create a free Cindrus account (opens in a new tab)Start the estimate