Texas closing cost calculator
Estimate buyer closing costs using the exact Texas title-insurance basic premium schedule effective March 1, 2026, plus the tax, insurance, escrow, fee, and concession figures you enter.
What this Texas closing cost calculator actually models
The calculator separates a state-set component from transaction-specific inputs. It calculates the owner's title-policy basic premium from the exact Texas Department of Insurance 2026 schedule. It then adds only the insurance, escrow, fees, and concessions you enter.
The result is a planning estimate. For covered transactions, the Loan Estimate is where your lender itemizes projected closing costs and cash to close; the Closing Disclosure later shows the final transaction figures.
Why the $100 loan-policy option needs confirmation
Texas Rate Rule R-5 can set each loan-policy premium at $100 when the owner's and loan policies satisfy the rule's simultaneous-issue conditions. Those conditions include simultaneous issuance, the same policy date, coverage of the same land, required lien treatment in the owner's policy, and a loan-policy amount no greater than the owner's-policy amount.
Because a calculator cannot inspect title commitments or policy documents, the conservative default uses the full basic premium for the loan policy. Select the R-5 option only when the title company confirms that Rule R-5 applies.
What this estimate does not know
- Your closing date, prepaid-interest period, tax prorations, or exact escrow analysis.
- Title endorsements, escrow charges, survey costs, recording fees, or provider-specific services.
- Program limits on interested-party contributions or whether every entered concession is eligible.
- Your down payment, earnest-money credit, option fee, or other cash-to-close adjustments.
Questions about this calculator
What does this closing cost calculator include?
It calculates the Texas owner's title-policy basic premium from the exact TDI 2026 schedule, estimates escrow and first-year insurance from the figures entered, and adds entered lender and third-party fees. It does not include the down payment.
When can a Texas loan title policy cost $100?
Under Texas Rate Rule R-5, the $100 charge applies when the owner's and loan policies satisfy simultaneous-issue requirements, including the same date and land, required lien treatment, and a loan-policy amount no greater than the owner's-policy amount. The calculator requires the user to identify whether that model applies.
Who pays for the owner's title policy in Texas?
The purchase contract determines who pays. A seller-paid owner's policy is customary in many Texas transactions, but the cost is negotiable and the calculator supports either arrangement.
Why are Texas basic title premiums the same at every title company?
The Texas Department of Insurance sets the basic premium rates statewide. The current schedule took effect March 1, 2026. Other title, escrow, endorsement, and transaction charges can vary.
How accurate is this estimate?
The calculator uses the exact TDI 2026 basic-premium table through $100,000 and the official tier formulas above $100,000. Other figures depend on user entries and transaction details; for covered transactions, the Loan Estimate and Closing Disclosure control.
Where do I find the tax, insurance, and fee numbers to enter?
Property-tax information comes from the appraisal district or transaction documents, insurance from a quote, and lender and third-party fees from the Loan Estimate. Actual escrow and prepaid amounts depend on the closing date and file.
Want the transaction-specific number?
Send me the price point, county, program, and contract details. I will help you separate the estimate from the items that depend on the actual file.