Your lender's Loan Estimate is the best source for loan costs. This calculator adds the local items buyers often forget, like Chicago's buyer-paid transfer tax, and gives you a total to plan around.

Estimate your cash to close

Purchase price

Down payment

Enter 100 for an all-cash purchase.

Municipality

Annual property tax bill

From the listing or the county website.

Lender fees and points

From your lender's Loan Estimate, section A.

Title, appraisal and other services

Lender's title policy, appraisal, survey, credit report. Edit to match your Loan Estimate.

Attorney fee

Enter your quoted flat fee.

Homeowner's insurance, first year

Estimate only. Includes municipal transfer tax paid by buyers where applicable (for example Chicago's $3.75 per $500), a recording-fee allowance, and an initial tax escrow deposit of about four months when financing. The seller's property tax credit at closing usually offsets part of your cash to close and isn't subtracted here. Your lender's Closing Disclosure controls.

Costs buyers are often surprised by

Chicago transfer tax: in the City of Chicago, the buyer pays $3.75 per $500 of price. On a $450,000 home that's $3,375.
Escrow deposits: lenders usually collect several months of property taxes and insurance up front.
Condominium fees: some associations charge move-in or capital contribution fees.

See how buyer representation works or compare towns in the municipal requirements guide.

By Attorney Shara Kamal. General information for Chicago-area readers; not legal advice for a specific situation.