Buying a home? You're about to wire $8,000 to $50,000 in closing costs. Estimate your cash-to-close in any state, before you ever apply — free.
A young family outside Philly had saved $90,000 for the down payment on a $450,000 colonial — three years of small deposits, the kind of slow win you build a Sunday-morning ritual around. Pre-approved. Ready. Two weeks before closing, the lender's final cash-to-close came back: $108,000. Earnest money already in escrow. Inspections paid for. They borrowed $18,000 from her parents and called it a lesson they wished somebody had taught them a year earlier.
A first-time investor in Tampa was underwriting a $325,000 duplex. Cap rate looked clean. His agent's MLS worksheet said closing costs would run about $5,000. The actual number was $13,400 — origination, prepaids, escrow reserves, and Florida's doc-stamp plus intangible tax that nobody mentioned. He still bought it. Month-one cash-on-cash dropped from 9% to 6%. Now he runs every deal through ClosingMath before the offer goes out.
Same story either way: the number that matters most arrives last. The Loan Estimate doesn't show up until you've already applied for a mortgage — usually after you're under contract, earnest money committed, inspections paid. ClosingMath flips the order. See your real cash-to-close, in any state, before the offer goes in.
The calculator is free for everyone. Add the pieces that help you most.
For every home buyer & agent
Save, share & export your estimates
For serious buyers
All one-time purchases — no subscriptions. Buy once, keep it forever. The calculator stays free.
The buyer worksheet your MLS generates leaves out lender fees, prepaids, and escrow reserves — the three biggest line items between earnest money and closing. Your buyer shows up short — and now you're the one explaining it.
Off by $5,000–$25,000+ in most cases.
An estimate built from your state's actual tax rates — not a national-average guess.
Save a scenario per client. Share read-only links by text. Walk them through the numbers at the offer stage — not the closing table.
First-timers and repeat buyers who want to walk into closing knowing exactly what to expect — and what to push back on. Especially useful before you've committed earnest money.
Two questions every refi comes down to: how much will it cost me, and how long until the new rate pays the cost back? ClosingMath shows your total cost to refinance (line by line), your new monthly payment at every rate you're shopping, your estimated monthly savings, and your break-even month — side by side, up to 3 rate options. Worth doing or not? You'll know in 30 seconds.
No. A Loan Estimate is a federally regulated form your lender sends you once you apply. ClosingMath is an illustration tool — it's designed to get you in the right ballpark before you apply, so the Loan Estimate (when it arrives) doesn't surprise you.
The 50-state transfer-tax, mortgage-tax, and recording-fee rates are cross-checked against state DOR pages and verified as of May 2026. Lender and title fees use a national baseline adjusted by a state-level cost factor. Real-world variance: typically within 5–10% of your final Closing Disclosure on standard transactions.
The calculator itself is free — all 50 states, scenario comparison, the works. ClosingMath Pro ($2.99, one-time) unlocks saving your deals, sharing read-only links, and PDF export. The Complete Guide Bundle ($9.99, one-time) is the six downloadable guides. No subscriptions — buy once, keep forever.
All 50 + DC. With special handling for NY mansion tax (cliff effect), NJ 2025 supplemental fee reform, CA Measure ULA (Los Angeles + 2026 thresholds), WA graduated REET, HI conveyance tiers, FL doc stamp + intangible, and mortgage taxes in TN, AL, OK, GA, VA, and MN.
Yes. Save a scenario per client, share read-only links by text or email, walk them through closing costs at the offer stage. Realtors using the calculator with clients is one of the most common use cases.
All sales are final — but we'll always fix or refund if the product itself has an issue (web app won't activate, file is corrupted, calculator math is clearly wrong, double-charge, etc.). Email hi@closingmath.com with your order number and we'll respond within one business day. See our full refund policy for details.
Because home buying isn't a subscription. You buy a house, you use this for a few months, you're done. Charging you monthly forever would be the wrong shape.
Your saved scenarios are yours. We don't sell data. The opt-in "connect with a loan officer" button is the only place we route any contact info, and only when you affirmatively check the box.
Calculate your cash-to-close in any state at no cost. Upgrade to Pro for $2.99 anytime, or grab the complete guide bundle for $9.99.
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