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Repair common Windows errors and clear accumulated junk for a smoother, more stable PC - no reinstall needed.Free scan · no reinstallFor a U.S. home purchase, plan for closing costs of about 2% to 5% of the purchase price, separate from your down payment. The Consumer Financial Protection Bureau (CFPB) gives this as a typical planning range; it is not a quote or guarantee. Your actual amount depends on factors including the home price, loan, location, lender charges, taxes, insurance, and the services used.
What closing costs should you expect when buying a home?
Closing costs are the upfront charges associated with getting a mortgage and transferring ownership of the property. The CFPB describes them as costs charged to get the loan and transfer ownership. They are separate from the down payment, and the amount varies from one transaction to another.
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The CFPB’s typical range is 2% to 5% of the purchase price, excluding the down payment. The CFPB page does not state when that range was published; it was accessed in 2026. Use it to start budgeting, not to predict your final bill. Your Loan Estimate and, later, your Closing Disclosure will provide transaction-specific figures.
| Illustrative purchase price | 2% estimate | 5% estimate |
|---|---|---|
| $200,000 | $4,000 | $10,000 |
| $300,000 | $6,000 | $15,000 |
| $400,000 | $8,000 | $20,000 |
| $500,000 | $10,000 | $25,000 |
These are arithmetic illustrations of the CFPB’s national planning range, not local averages, lender quotes, or estimates for a specific buyer. The range does not include the down payment. State and local charges, loan type, the property, and the transaction terms can move your total outside the middle of the range.
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There is no single closing-cost figure that applies to every buyer, even at the same purchase price. A different lender may charge different origination fees or offer a different credit. A different location can mean different taxes and recording charges. The selected loan program, title and settlement providers, insurance premium, and timing of closing can also change the line items or the amount collected up front. The 2%–5% range is therefore best used as an initial cash-planning bracket while you obtain estimates for the actual property and loan.
What is included in closing costs?
The Closing Disclosure groups charges into loan costs and other costs. The exact labels and amounts depend on your loan and transaction, but the main categories below explain what to look for.
Lender charges and optional points
Origination charges are fees associated with making or arranging the mortgage. They can vary by lender, so compare them across Loan Estimates rather than assuming every lender charges the same amount. Discount points are optional upfront charges that a borrower may pay in exchange for a lower interest rate. Compare the upfront charge with the loan’s rate and other terms; a lower amount due at closing is not necessarily the lower-cost loan over time.
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Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Clear out junk files and repair common Windows errorsFree Scan →When comparing points, make sure you are comparing offers with the same loan amount, loan type, and other terms. A quote with points can show a lower rate but require more money at settlement. Another quote may have fewer upfront charges or a lender credit, but a higher rate. The useful comparison is the complete offer—including the amount due now and the rate and payment you will carry—not just one fee or one headline figure.
Third-party services
These are services used to process the loan or transfer ownership. Examples include an appraisal and title work. Title-related services can include title insurance, a title search, and closing services. Some settlement services can be shopped, and title services are a major area where it may be possible to compare providers and fees.
Use the lender’s provider list as a starting point, then ask which services you may shop for and whether the lender will accept a provider you select. Compare the service and fee, not just a provider’s name: check whether the quote covers the same title or closing work and whether it is acceptable for your transaction. Shopping does not mean every charge can be replaced or removed, so confirm the options with the lender before choosing an outside provider.
Government fees and taxes
Recording fees are charged by state or local government to record the deed, mortgage, and related documents. The CFPB says either the buyer or seller may pay them, depending on the transaction. Other taxes or government fees can also appear; their availability and amount depend on where the property is located and how the transaction is structured.
Because these charges are tied to local rules and the property transfer, they may not be identical across two otherwise similar purchases in different places. Check the contract and settlement documents to see who is assigned each charge. The CFPB’s answer about who pays was last reviewed September 11, 2024; its answer about recording charges was last reviewed August 8, 2024.
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Prepaid expenses and initial escrow
Some costs relate to expenses that begin at or soon after closing rather than a lender’s service fee. They can include prepaid interest through the end of the closing month, the first year’s homeowners insurance premium, and a portion of property taxes. If your loan uses an escrow account, the lender may collect an initial deposit toward future taxes and insurance. These upfront collections can increase what you need to bring to closing even though they are not all lender fees.
Separate the service charges from the prepaids and escrow deposits when you review the total. A prepaid amount covers an expense such as interest or insurance; an initial escrow deposit is money collected toward future bills. Both can be part of the amount due at closing, but they are not interchangeable with an origination fee or a title-service charge. If the cash-to-close total looks higher than expected, check whether the difference comes from these upfront collections rather than assuming it is a new lender fee.
Property taxes are set by state or local government, while homeowners insurance prices are set by the insurer. A lender’s estimate can differ from the final tax or insurance amount. Ask for a property-specific insurance estimate and check the local tax assumptions rather than treating either figure as fixed early in the process.
Loan-program charges
Some loan programs can add an upfront mortgage insurance premium or funding fee. The CFPB identifies possible upfront charges for FHA, VA, or USDA financing; some conventional loans may also have an upfront private mortgage insurance premium. Whether a charge applies depends on the loan. Check the estimate for your specific program instead of assuming all buyers pay the same insurance or funding costs.
Closing costs, down payment, and cash to close are different
Closing costs are not the same as either the down payment or the total amount due at settlement. The down payment is the portion of the purchase price you pay toward the home rather than financing. Closing costs are the transaction and loan-related charges described above. Cash to close is the final amount due after the transaction accounts for the down payment, closing costs, deposits you have already paid, and applicable credits.
A useful way to read the final number is:
Cash to close = down payment + closing costs and other amounts due − deposits already paid − applicable credits.
This is a way to understand the arithmetic, not a substitute for the figures on your Closing Disclosure. Review the line items and the total, because two offers with similar closing costs can require different cash at closing if their down payments, deposits, or credits differ.
For example, a buyer who has already paid a deposit may need to bring less at settlement than a buyer with otherwise similar costs who has not paid that amount yet. A seller or lender credit can also reduce the cash due, while the down payment remains a separate part of the calculation. That is why “closing costs” answers the question of what the transaction charges are, while “cash to close” answers how much money is still due after the transaction’s credits and prior payments are counted.
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Who pays, and what can be negotiated?
Buyers often pay transaction costs, but that is not a universal rule. The purchase contract and state law can assign some charges to the seller. Recording fees, for example, may be paid by either party. Confirm who is responsible for each fee in the contract and settlement documents rather than assuming every line item belongs to the buyer.
Seller credits
A seller credit can reduce the amount the buyer needs to pay toward eligible closing costs, subject to the contract and applicable loan rules. It changes the settlement arithmetic; it does not mean that the underlying service or expense has disappeared. The sale price and other terms matter when evaluating the overall deal, so compare the net terms rather than looking at the credit alone.
Ask how the credit is reflected in the settlement figures and which costs it can cover under the loan and contract. A credit is not necessarily a reduction in the provider’s fee, and it does not automatically mean the purchase is less expensive overall. The CFPB says buyers generally pay transaction costs but that the contract or state law may assign some to the seller; its “Who pays?” answer was last reviewed September 11, 2024.
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A lender may offer credits that reduce the cash needed at closing. The CFPB notes that a lender may provide a credit in exchange for a higher interest rate or an increased loan amount. Compare the rate, loan amount, payment, and other terms alongside the credit. A smaller bill at closing can have a trade-off over the life of the loan.
When reviewing a lender credit, ask what loan terms apply with and without it. Compare the amount of credit with the interest rate, loan amount, and monthly payment on the same basis. The credit may help if reducing upfront cash is important, but it should not be treated as free money or as proof that the loan has lower total costs. Look at the entire offer and your expected loan costs, not only the amount due on closing day.
How to estimate and compare your costs
1. Start with a Loan Estimate for each mortgage offer
After you apply for a mortgage, the lender must provide a Loan Estimate within three business days of receiving the application. The Loan Estimate itemizes estimated costs and helps you compare loan offers. Check that the loan amount, interest rate, monthly payment, and loan type match what you discussed before comparing fees.
Start with estimates for comparable offers. If the loan amount, rate, loan type, or payment differs from what you expected, clarify that first; otherwise, a fee comparison may not be comparing the same product. The CFPB’s Loan Estimate definition was last reviewed August 9, 2024. Because the Loan Estimate is an estimate, use it to ask questions and plan, then expect to review updated final figures before closing.
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2. Compare charges that can vary by lender or provider
Look at total origination charges, any discount points, services identified as shoppable, and lender credits. Compare credits together with the interest rate and full loan terms, not as standalone discounts. For third-party services, use the lender’s provider list as a starting point and ask whether you may use an outside provider.
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For a practical comparison, make a short list of the amounts that can change across offers: origination charges, optional points, eligible third-party quotes, and lender credits. Keep local taxes, insurance, and escrow assumptions visible as well, even when they are not controlled by the lender. A lower figure in one category does not necessarily make the total offer better if another category or the loan terms differ.
3. Verify local taxes and property-specific insurance
Check the property’s local tax assumptions and obtain a homeowners insurance estimate for the actual home. Taxes and insurance are not set by the lender, so an early estimate may not match the final amount. These figures can also affect prepaids and the initial escrow deposit.
Use the actual property and location when asking for these figures. A generic insurance number may not reflect the insurer’s price for that home, and an early tax assumption may not match the local amount used in the final settlement calculation. If either estimate changes, ask how it affects the prepaid amount, escrow deposit, and cash to close.
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4. Review the Closing Disclosure against the latest Loan Estimate
Before closing, compare the Closing Disclosure with the most recent Loan Estimate. Review total closing costs and cash to close, then check seller credits, lender credits, prepaid items, and escrow deposits. If a charge or total has changed significantly, ask the lender to explain the difference before proceeding.
Do not stop at the grand total. Look for which categories changed and whether the change is a fee, a prepaid expense, an escrow deposit, or a credit. Then check that the transaction terms you agreed to are reflected, including the loan details and the allocation of charges. Comparing the documents this way can help identify whether a larger cash-to-close figure comes from changed costs, a changed down payment or deposit calculation, or different credits.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.How to read multiple offers without focusing on one number
A low cash-to-close figure does not necessarily mean an offer has lower overall costs; it may reflect a different down payment or a credit paired with different loan terms. For a meaningful comparison, line up the same categories across offers:
- Origination charges and points: Compare lender charges and note whether points are included.
- Shoppable services: Compare eligible third-party quotes, especially title services, and confirm which providers the lender will accept.
- Lender credits: Weigh each credit against the interest rate, loan amount, and monthly payment.
- Tax, insurance, and escrow assumptions: Check that the estimates reflect the same property and realistic local costs.
- Total costs and cash to close: Compare closing costs separately from cash to close, accounting for deposits, the down payment, and seller or lender credits.
For the fairest comparison, keep the property and loan assumptions as consistent as possible. If offers have different rates or points, note the difference rather than treating them as identical. If one offer shows a credit, compare it with the rate, loan amount, and payment that come with it. If service quotes differ, check whether they cover the same work and are accepted by the lender. This approach makes it easier to see what is driving the totals instead of choosing based on the smallest number on one page.
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- Adding the down payment to the 2%–5% range as if it were included: The CFPB range excludes the down payment.
- Treating the planning range as a quote: It is a broad estimate, not a cap or a promise of what a particular lender or settlement provider will charge.
- Assuming every charge is paid by the buyer: Contract terms and state law can assign some costs to the seller.
- Choosing a lender credit by its upfront effect alone: Check whether it comes with a higher rate or loan amount, and compare the complete loan terms.
- Relying on generic tax and insurance figures: Local property taxes and the insurer’s price can change the final amount and escrow needs.
- Confusing a settlement credit with a lower underlying fee: Credits affect who brings money to closing; they do not necessarily lower the price of the service or the full cost of the loan.
- Overlooking prepaids and escrow: These amounts can add to cash due even though they are not all service fees. Check them separately from lender and title charges.
- Comparing offers with different assumptions: A different loan amount, rate, property tax estimate, insurance figure, or credit can make a simple total-to-total comparison misleading.
Keep move-in spending separate from closing costs
Repairs, furnishings, moving expenses, and other needs that arise after purchase are not closing costs. The CFPB notes that new homeowners often discover additional needs after they move in. Keep a separate contingency for those expenses so that your closing-cost budget does not consume all the cash you have available.
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That separation matters because the 2%–5% planning range is for closing costs, not a complete measure of the cash a new homeowner may want available. Plan for the transaction using the Loan Estimate and Closing Disclosure, and keep a separate cushion for the move and early ownership needs. The CFPB does not give a universal amount for that separate contingency, so base it on your own expected needs rather than adding an unsupported national figure.
Frequently Asked Questions
Are closing costs included in the down payment?
No. The CFPB’s typical 2%–5% planning range is for closing costs and excludes the down payment. Your cash to close can include both, along with other amounts due, minus deposits already paid and applicable credits.
How much should I budget for closing costs?
For an early U.S. estimate, the CFPB says closing costs typically range from 2% to 5% of the purchase price, excluding the down payment. This is a planning range, not a quote. Your actual total depends on factors such as the home price, location, lender charges, loan type, taxes, insurance, and services used.
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Can I shop around for closing services?
Some settlement services can be shopped, and title services are a major category to compare. Use the lender’s provider list as a starting point and ask whether an outside provider is acceptable. Also compare lender-variable origination charges, points, and credits.
Who pays closing costs, the buyer or seller?
Buyers often pay transaction costs, but the purchase contract and state law can assign some charges to the seller. Recording fees, for example, may be paid by either party. Check your contract and settlement documents for the allocation in your transaction.
What is the difference between closing costs and cash to close?
Closing costs are transaction and loan-related charges. Cash to close is the amount due after accounting for the down payment, costs and other amounts due, deposits already paid, and applicable credits. Review the Closing Disclosure for the final figures.
Can a lender credit lower my closing costs?
A lender credit can reduce the cash you need at closing, but the CFPB notes that it may come with a higher interest rate or increased loan amount. Compare the credit with the full loan terms, including the rate, amount, and monthly payment.
The Bottom Line
Budget with the CFPB’s 2%–5% range as a starting point, not a promise, and keep it separate from your down payment. Use the Loan Estimate to compare lender charges, eligible service quotes, credits, and loan terms; then check local taxes, property-specific insurance, prepaids, and escrow on the Closing Disclosure. Your cash to close is the final amount after deposits and credits are accounted for.
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