Buying a home? You're about to wire $8,000 to $50,000 in closing costs. The 50-state calculator + 6 buyer guides that show you, line by line, before you sign anything.
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.
One-time $19.99. Instant download. Lifetime access to the web calculator.
Lifetime access
The full 50-state calculator. Cash-to-close, monthly PITI, scenario comparison (up to 3 side-by-side), PDF export, save your deals to the cloud, share with your agent or lender. Handles NY mansion tax, NJ 2025 reform, CA Measure ULA, WA REET tiers, HI conveyance — everything Google Sheets can't.
PDF · 54 pages
One page per state + DC. Who pays what, customary buyer/seller splits, special taxes called out in plain English. Skim it before any offer in any state.
PDF · 20 pages
Month-by-month checklist from "I think I want to buy" to keys in hand. Credit prep, document gathering, pre-approval timing, offer mechanics, contingency periods.
PDF · 3 pages
What to bring, what to verify on the Closing Disclosure vs. your Loan Estimate, common wire-fraud and final-walkthrough gotchas, post-closing 30-day to-dos.
Google Sheets
Side-by-side total-cost-of-ownership math for up to 5 candidate properties. Cash to close, monthly PITI, 5-year total cost — all in one view.
PDF · 6–8 pages
Exact language to get sellers to cover closing costs, repairs, or rate buy-downs. Versions for hot, balanced, and cool markets. Email templates included.
PDF · 5 pages
Conventional, FHA, VA, USDA, Jumbo — a visual flowchart and one-page-per-loan-type breakdown. When each wins, with example math.
5 mini-PDFs
Deep dives for NY, NJ, CA, IL, and MD — the states where closing costs hit hardest. Worked dollar examples + state-specific negotiation angles.
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. They blame you.
Off by $5,000–$25,000+ in most cases.
A number you can send to a buyer that holds up at closing.
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 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.
Unlimited use of the web calculator, with cloud-saved scenarios, share links, and PDF export. Every future rate-table update and new feature, included. If we add a 51st state somehow, you're covered.
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.
14-day no-questions-asked refund. Email us with your purchase email and we'll process within one business day. We'd rather give your money back than have an unhappy customer.
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.