Your scenario
Line-item breakdown
Want a line-item estimate for your actual deal?
Closing costs move with the lender, the title company, and what gets negotiated. We'll email you this estimate plus the seller-concession strategy we'd bring to your offer.
Frequently asked questions
What are typical buyer closing costs in Nashville?
Plan on 2-4% of the purchase price in closing costs on top of your down payment. On a $400K Nashville purchase that's roughly $8K-$16K. The big buckets: lender origination + underwriting fees (~$1,500-$2,500), title insurance and escrow (~$1,500-$3,500), survey and appraisal (~$700-$1,200), prepaid property taxes and homeowners insurance escrow (~$2,000-$4,000), and Tennessee state transfer tax. The calculator above breaks down every line item.
What is the Tennessee state transfer tax?
Tennessee charges a state transfer tax (sometimes called the realty transfer tax) of $0.37 per $100 of the sale price. On a $400K Nashville home that's $1,480. There's also a separate mortgage recording tax of $0.115 per $100 of the loan principal above $2,000 — about $510 on a $440K loan. These are state-mandated and apply to virtually every Tennessee real estate transaction.
Can the seller pay my closing costs in a Nashville home purchase?
Yes — and we negotiate this strategically in your offer when it makes sense. The maximum seller contribution depends on loan type and down payment: conventional loans typically allow 3-6% seller-paid closing costs depending on LTV; FHA loans allow up to 6%; VA loans allow up to 4%. The way it usually works in practice: we raise your offer price by the concession amount and include language requesting the seller to credit that amount toward your closing costs — net-zero to the seller, but it shifts cash from your pocket to the loan.
Are VA loan closing costs different in Tennessee?
Yes. The VA caps what the borrower can pay for fees — origination is capped at 1%, no broker commission can be passed to the borrower, and certain attorney fees are restricted. VA buyers typically pay a funding fee (2.15% first use with no down payment, often financed into the loan) that replaces PMI. The funding fee is waived for veterans with service-connected disabilities.
When are closing costs paid?
Closing costs are paid at the closing table — typically by wire transfer or cashier's check on the day of closing. Your lender will provide a final Closing Disclosure 3 business days before closing with the exact amounts. The settlement attorney or title company will give you wiring instructions 1-2 days before — verify those instructions by calling the title company directly using a number you find independently (NOT a number in the email — wire fraud is rampant in real estate transactions).