Utah Closing Cost Calculator

How to use this calculator

The tool has two tabs, because buyers and sellers are asking two different questions.

Seller net sheet. Enter your expected sale price and your current mortgage payoff, then set your listing fee and the buyer-agent fee you choose to offer, each as a percentage. The calculator shows the two fees as separate dollar amounts, adds about 1 percent of the price for title, settlement, and recording, totals your costs, and subtracts your payoff to estimate your net proceeds. Change the buyer-agent fee to zero to see what you net if you decline to contribute, and change it back to see what a contribution actually costs you.

Buyer estimate. Enter the home price and your down payment as a percentage. The calculator shows your down payment in dollars, an estimated range for closing costs and prepaid escrow at 1 to 2 percent of the price, and your estimated cash to close, which is the two combined. Move the down payment between 5, 10, and 20 percent to see how much the cash requirement changes.

Neither tab needs your loan details or a title company quote. That is the point: it is for the planning conversation before you have those, and for sanity-checking the net sheet or Loan Estimate you get later.

What the seller net sheet counts, line by line

Listing fee. What your listing brokerage charges, as a percentage of the sale price. There is no standard, customary, or state-set commission rate in Utah, so the default in the calculator is only a placeholder. Enter whatever you actually negotiate. The right agent’s pricing, marketing, and negotiation routinely earn this line back, which is why it is better read as an investment than a fee. For how this fee works and what it buys, see Utah real estate commissions explained.

Buyer-agent fee, if you offer it. Since the 2024 NAR settlement, the buyer’s agent is paid under a written agreement with the buyer, and whether a seller contributes toward it is decided offer by offer. You can agree, counter with a smaller amount, or decline. The calculator keeps this as its own line so you can see exactly what a contribution costs before you decide.

Title, settlement, and recording, about 1 percent. In Utah the seller customarily buys the owner’s title policy for the buyer, and pays a settlement fee to the title company and a recording fee to the county. On a $600,000 sale that is roughly $6,000. This is the predictable part of selling.

Mortgage payoff. Not a closing cost, but the largest deduction from your proceeds. Enter the balance from your most recent statement. Your actual payoff will be slightly higher because interest accrues to the day of closing, and it will be slightly lower if you have made a payment since.

What it leaves out, because these depend on your specific deal: seller concessions toward the buyer’s closing costs, repair credits negotiated after inspection, prorated property taxes and HOA dues through closing, any HOA transfer fee, and capital gains tax on a sale that exceeds the primary residence exclusion.

A worked seller example

Take the calculator’s defaults: a $600,000 sale, a $300,000 payoff, a 3 percent listing fee, and a 2.75 percent buyer-agent contribution. The listing fee is $18,000, the buyer-agent fee is $16,500, and title and settlement are about $6,000, for $40,500 in costs. Subtract the $300,000 payoff and the estimated net is $259,500.

Now set the buyer-agent fee to zero. Costs fall to $24,000 and the net rises to $276,000. That $16,500 difference is what a full contribution costs on this house, and it is the number to have in your head when an offer arrives asking for one. The right answer is usually not zero or full, but whatever gets the strongest buyer to the table at the best net.

What the buyer estimate counts

Buyer closing costs are a mix of flat fees and fees that scale with the price and loan amount. The 1 to 2 percent range in the calculator covers the ones almost every financed Utah buyer pays:

• Lender fees, roughly $1,500 to $3,500. Origination, underwriting, processing, and application. Origination often scales with the loan, and this line varies more between lenders than any other, which is why you compare two or three Loan Estimates.
• Appraisal, about $600 to $900. Required by the lender and paid whether or not the deal closes.
• General home inspection, about $400 to $700 and up. Not required, strongly recommended.
• Lender’s title insurance, roughly $1,500 to $2,200 on a $500,000 home and more as the price rises. In Utah this policy costs close to what the owner’s policy costs; it is not a token fee.
• Recording fees, $30 to $150.
• Prepaid escrow, typically $3,000 to $6,000 and up. Your lender collects several months of property tax and homeowners insurance at closing to seed your escrow account. This is the line buyers most often forget and the main reason cash to close comes in higher than expected.

A worked buyer example

Using the defaults, a $600,000 home with 10 percent down: the down payment is $60,000, closing costs and prepaids are estimated at $6,000 to $12,000, and cash to close is $72,000 to $84,000. Move the down payment to 5 percent and cash to close drops to $36,000 to $42,000, but your loan is $30,000 larger, PMI applies, and the loan-based fees tick up. Move it to 20 percent and cash to close is $126,000 to $132,000 with no PMI.

The dollar tables in the Utah closing costs guide land in the same place: about $8,500 to $12,000 for a financed buyer around $565,000 and $9,000 to $12,700 around $625,000, including prepaid escrow. The calculator’s range is deliberately simple; the guide shows where each dollar goes.

Inspection costs, since they are often the question

Buyers asking about a closing cost calculator are frequently trying to budget for inspections specifically, so here is the Utah picture. A general inspection runs about $400 to $700 and up, more for larger or older homes. Utah buyers commonly add radon, meth, and sewer scope, and often roof, structural, mold, plumbing, or electrical when the general inspection flags something. Each specialist bills separately, roughly $150 to $600 apiece, so a thorough inspection round on an older home can reach $1,500 or more. Inspections are paid at the time of service, not at closing, so budget them as cash in the first two weeks under contract rather than as part of cash to close.

What no calculator can know, and you should add

• Earnest money. Typically $5,000 to $15,000 in Utah. Not a cost; it is credited to you at closing, so your real cash to close will be lower than the estimate by that amount.
• FHA upfront mortgage insurance. 1.75 percent of the loan amount, usually financed into the loan rather than paid in cash, but it raises your loan balance.
• HOA transfer fees and prepaid dues. A few hundred dollars in most communities. Some charge a percentage of the sale price; Daybreak’s transfer fee is 0.5 percent, about $4,000 on an $800,000 home.
• Discount points. Cash paid to buy the rate down. One point is 1 percent of the loan.
• Seller concessions. In the current Utah market, sellers regularly cover 1 to 3 percent of a buyer’s closing costs on homes that have sat. A $9,000 concession on a $600,000 purchase erases most of the estimated closing costs above.
• Any buyer-agent compensation you have agreed to in writing that the seller does not contribute toward.

Net sheet, Loan Estimate, Closing Disclosure: which number is real

The calculator is the first of four documents, and it helps to know how the others relate.

A seller net sheet from your agent or title company is the same calculation as the tool above, built on your real payoff and your title company’s fee schedule. It is an estimate until closing.

A buyer’s Loan Estimate arrives from the lender within three business days of applying. It is the first binding-ish document: certain fees cannot rise from it without a valid change, and it is the form you use to compare lenders.

The Closing Disclosure comes at least three business days before closing, from the lender, with the final loan terms and the exact cash to close. Compare it line by line against the Loan Estimate.

The settlement statement from the title company is the final accounting on closing day for both sides. That is the number that hits your bank account.

If the calculator and your net sheet disagree by more than a few thousand dollars, something specific explains it, usually the payoff, a concession, or a fee the tool does not model. Ask.

How to bring less cash, or net more

Buyers. Ask for a seller concession before asking for a price cut; on a home that has sat, it is often easier to win and it directly lowers cash to close. Compare Loan Estimates from two or three lenders, because lender fees alone swing $1,000 to $3,000 on the same loan. Check Utah down payment assistance, where several programs cover closing costs as well as the down payment. And close late in the month to reduce prepaid interest.

Sellers. Know your net at several buyer-agent contribution levels before you list, so you can respond to an offer in minutes rather than days. Get the payoff statement early; the balance on your last statement is not the payoff. And remember that the most expensive line on a net sheet is usually not a fee at all, but a price that was set wrong. See Utah pricing strategy and what Utah sellers net.

Get an exact figure

Every closing is a little different. When you want a precise, personalized number rather than an estimate, request a free net sheet or call 801-999-8005, and we will prepare one for your specific home and situation. For the full line-by-line explanation of every fee, see the Utah closing costs guide. For the monthly side of the same purchase, run the Utah mortgage payment calculator.