Closing cost estimator
Understand exactly how much cash you'll need at closing — itemized by fee. Based on real TN & KY averages, updated for 2025–2026.
Estimates based on 2025–2026 TN/KY averages. Actual fees vary by county, lender, and title company. Always review your Loan Estimate and Closing Disclosure.
Understanding closing costs in Tennessee & Kentucky
Closing costs are the fees due when a home sale becomes official — separate from your down payment, and easy to underestimate if nobody walks you through them. What you'll pay depends on which side of the table you're on.
If you're buying, expect lender charges (origination and underwriting fees, plus the appraisal), title work (title search, settlement fee, and title insurance), and prepaid items — property taxes, homeowners insurance, and escrow deposits collected up front. In Tennessee and Kentucky, buyer closing costs usually land in the range of 2–5% of the purchase price, with loan type making a real difference: FHA, VA, conventional, and cash purchases each carry different fees.
If you're selling, the biggest line item is typically agent commission, followed by title and settlement fees, prorated property taxes through your closing date, and paying off whatever remains on your mortgage. Transfer taxes also apply and differ between the two states — one of several reasons the same sale price can close very differently on each side of the border.
Why the wide ranges? Fees vary by county, lender, title company, and even time of year — closing in November means prepaying a different slice of property taxes than closing in April. That's also why this calculator is an estimate, not a quote. Your actual numbers come from your Loan Estimate and Closing Disclosure, and Patrick sits down with every client to go through both line by line, so there are no surprises at the closing table.
Want real numbers for your situation? Reach out to Patrick — he responds personally, usually within a few hours.