Texas closing cost calculator
Estimate Texas closing costs for both sides of a sale. Texas has no transfer tax, so the seller's net subtracts the mortgage payoff, the commission, the owner's title policy when the seller pays it (promulgated by the Texas Department of Insurance: $2,262 on $400,000) and county recording fees. The buyer's side shows the $100 lender's policy and the $3 per policy guaranty fee.
| Seller | Amount |
|---|---|
| Sale price | $400,000.00 |
| Mortgage payoff | −$200,000.00 |
| Real estate commission (5%) | −$20,000.00 |
| Owner's title insurance policyFrom the official rate schedule | −$2,262.00 |
| Title guaranty fee (owner's policy) | −$3.00 |
| Recording fees (2 pages) | −$41.00 |
| Estimated net to seller | $177,694.00 |
| Buyer: taxes and title premiums | Amount |
|---|---|
| Lender's title insurance policyIssued with the owner's policy | $100.00 |
| Title guaranty fee (lender's policy) | $3.00 |
| Buyer subtotal | $103.00 |
Texas Local Government Code 118.011: $5 for the first page and $4 for each additional page set by statute; counties may add a records management and preservation fee (up to $10), a records archive fee (up to $10), a records technology and infrastructure fee ($2) and a real property records filing fee (up to $10), up to $32 more per document. The estimate assumes the county charges all of them. Estimate only. Not included: prorated property taxes and HOA dues unless entered, lender fees, settlement or escrow fees, endorsements, survey and attorney fees. Your closing disclosure or settlement statement is the final word.
Before you list or close: check the owner of record, open mortgages and liens that must be paid off at closing.SearchWorked examples
Computed with the same rules as the calculator. Seller costs include the commission, the seller's transfer taxes, the owner's title policy when the seller pays it and recording fees; buyer taxes and title are the buyer's transfer taxes and title premiums.
| Example | Seller costs | Net to seller | Buyer taxes and title |
|---|---|---|---|
| $300,000 sale, $150,000 payoff, 5%, seller pays owner's policy | $16,812.00 | $133,188.00 | $103.00 |
| $400,000 sale, $200,000 payoff, 5%, seller pays owner's policy | $22,306.00 | $177,694.00 | $103.00 |
| $400,000 sale, $200,000 payoff, 6%, buyer pays owner's policy | $24,041.00 | $175,959.00 | $2,368.00 |
| $750,000 sale, no payoff, 5%, cash buyer | $41,494.00 | $708,506.00 | $0.00 |
Liens that come out of the seller's proceeds
Besides the mortgage, an abstract of judgment, a contractor's lien, a federal tax lien or delinquent property taxes recorded against the seller must be released at closing and reduce the net. A title search shows what is recorded before the contract is signed.
Questions
What are seller closing costs in Texas?
Texas has no real estate transfer tax, so the seller's costs are mainly the commission, the owner's title policy when the contract puts it on the seller ($2,262 on a $400,000 sale under the rates effective March 1, 2026, plus a $3 guaranty fee), the mortgage payoff, recording fees and any prorated taxes.
What does a Texas buyer pay for title insurance?
The lender's policy issued with the owner's policy is $100 under Rate Rule R-5 when the loan does not exceed the price, plus the $3 guaranty fee per policy for closings after September 30, 2026. The buyer also pays the owner's policy when the contract assigns it to the buyer.
How much are recording fees in Texas?
Local Government Code 118.011 sets $5 for the first page and $4 for each additional page. Counties may add a records management and preservation fee (up to $10), a records archive fee (up to $10), a $2 records technology fee and a real property records filing fee (up to $10). The calculator assumes all of them; check your county clerk's fee schedule.
Why does Texas have no transfer tax?
Article VIII, Section 29 of the Texas Constitution bars the legislature from imposing a tax on a transfer of fee simple title to real property.
Is the Texas title premium the same at every company?
Yes. The Texas Department of Insurance promulgates the basic premium, and its consumer page says all Texas companies charge the same rates for title insurance. Other closing cost fees can differ.
Title premiums alone: Texas title insurance calculator.
More free calculators: Title insurance calculator, Seller net sheet, Transfer tax calculator, Flood zone lookup.
Legal references
- Texas Constitution, Article 8, Section 29
- Texas Department of Insurance, Basic Manual Section III, Rate Rule R-1 (basic premium rates)
- Texas Department of Insurance, Basic Manual Section III, Rate Rule R-5 (simultaneous issuance)
- Texas Local Government Code, Chapter 118, Fees charged by county officers
Rates checked 2026-10-19 against the published rate schedules. Estimate only, not legal, tax or insurance advice. HeritageDeed does not sell title insurance and does not refer anyone to a title company; the premium on your closing disclosure is the final word.
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