Closing costs do not split evenly between buyer and seller, and they do not split the same way in every state either. The short version: your loan costs are yours, and everything else depends on where you live and what you negotiate.
The general framework
Here is a simple starting rule. Loan-related costs, the fees your lender and related parties charge to make your loan, are almost always the buyer’s responsibility. That includes origination charges, discount points if you choose to pay them, an appraisal, and lender-required inspections. The CFPB’s own guide to mortgage costs lists these same loan-related charges as ones you pay to get your loan.
Everything else is a mix of state custom and negotiation. Here is the general pattern, though it varies by state and by contract.
| Cost category | Who typically pays |
|---|---|
| Loan origination and lender fees | Almost always the buyer. |
| Appraisal and credit report | Almost always the buyer. |
| Title insurance and escrow | Often split or negotiable, varies by state. |
| Transfer tax | Buyer or seller, set by local custom. |
| Real estate agent commission | Often the seller, but negotiable and varies by state. |
This varies by state and by contract, so treat it as a starting point for your own negotiation, not a rule.
What real buyers actually paid, by county
National percentage rules of thumb, like “expect 2% to 5% of the price,” can be too vague to plan around. A more grounded number comes from CFPB’s HMDA data, which tracks actual closed loans. Here is what conventional purchase buyers reported paying in total loan costs in three counties in 2024.
| County | Median total loan costs, 2024 | Median loan amount |
|---|---|---|
| Harris County, Texas | About $7,076 | About $295,000. |
| Los Angeles County, California | About $10,118 | About $705,000. |
| Miami-Dade County, Florida | About $11,429 | About $475,000. |
These are the buyer’s loan costs only. They do not include title, transfer tax, or agent commission. They are what borrowers actually reported paying in 2024, not a forecast of what you will pay. Higher-cost counties tend to carry higher loan amounts too. The dollar figure moves with local home prices as much as with fees. Check your own county before assuming any of these numbers apply to you.
Can the seller cover some of my costs?
Sometimes, yes. A seller concession is money the seller agrees to put toward your closing costs, negotiated as part of your purchase offer. It is not automatic. A seller has to agree to it, and it is more common when a market favors buyers, meaning homes are sitting longer or sellers are more willing to negotiate.
Seller concessions are capped. Conventional, FHA, and VA loans each set their own maximum, usually a percent of the purchase price. The exact cap can depend on your down payment and whether the home is your primary residence. Ask your lender what the cap is for your specific loan. Then your request to the seller will be realistic.
Why does this vary so much by state?
Local custom grew up around who pays for what, particularly title insurance and transfer taxes, and it can differ even between counties in the same state. There is no federal rule forcing buyers or sellers into a fixed split for these costs. That is exactly why this page does not give you a 50-state table. Ask your real estate agent or title company early what is customary where you are buying, so nothing on your Closing Disclosure surprises you.
What this means for you
Expect to pay your own loan costs no matter where you buy. For everything else, ask early, in writing, as part of your offer. If you are buying in a slower market, it costs nothing to ask the seller for a concession toward your closing costs. Compare your own Loan Estimate against your county’s typical loan costs above to see if your quote looks in line with what other buyers in your area actually paid.