Closing Costs
Calculator

What this calculates

Buyer-side and seller-side closing costs for a residential purchase in Florida, Ohio, Tennessee or Texas. Defaults follow common local custom for who pays what, but customs vary by county and your contract decides. Change the options if your deal is different.

State-by-state items

Florida

• Doc stamp tax on the deed: $0.70 per $100 of sale price. On $400K, that's $2,800. Typically paid by seller.
• Doc stamp tax on the mortgage: $0.35 per $100 of loan amount. Paid by buyer.
• Intangible tax: $0.20 per $100 of loan amount. Paid by buyer.
• Title insurance: Florida-promulgated rates, roughly $5.75 per $1,000 on the first $100K, dropping in tiers. Owner's policy typically seller-paid (except Miami-Dade/Broward); lender's policy typically buyer-paid.

Ohio

• Conveyance fee: a state fee of $1 per $1,000 of the sale price plus a county fee of up to $3 per $1,000. Usually paid by the seller.
• No mortgage tax. Ohio doesn't tax the new loan itself; you pay recording fees.
• Title insurance: rates are filed by each title insurer, and who pays the owner's policy varies by county.

Tennessee

• Transfer tax: $0.37 per $100 of the property's value, due when the deed is recorded. Often paid by the buyer, but negotiable.
• Mortgage (indebtedness) tax: $0.115 per $100 of the loan amount above the first $2,000. Paid by the buyer.
• Title insurance: rates are filed by each title insurer, and the buyer often pays the owner's policy.

Texas

• No transfer tax and no mortgage tax. Texas has neither, so closing costs are mostly title, escrow, lender and recording fees.
• Title insurance: premiums are set by the Texas Department of Insurance, so the base rate is the same at every title company. The seller typically pays the owner's policy.

Recording fees run roughly $25-$75 per document depending on the county in all four states.

What's not in this calculator

• Prepaids. Insurance binder (first year often paid at closing), property tax escrow setup, prepaid interest from closing date to month-end. Can add $4,000-$10,000 depending on timing.
• Inspections. Buyer typically pays $300-$700 for general inspection, often more for specialty (4-point, wind mitigation, septic, well, WDO).
• Survey. Required by some lenders, $300-$600.
• HOA fees. Estoppel ($200-$500), capital contribution at transfer if applicable, prorated dues.
• Attorney fees if you use a real estate attorney (uncommon for routine residential, common for complex deals).

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