West Hartford Buyer Closing Costs at $900K+:
What to Budget Beyond the Down Payment
Quick Answer
- Budget roughly $11,300 to $23,500 beyond the down payment on a $900,000 purchase with 20% down, $14,000 to $29,000 at $1.2 million, and $17,500 to $36,400 at $1,595,700. That is about 1.1% to 2.6% of the price. These are my estimates from published ranges, so your lender's Loan Estimate is the real number.
- The biggest swing items are lender fees (origination of 0.5% to 1% of the loan plus processing), discount points (one point is 1% of the loan, or $7,200 on a $720,000 loan) and the property-tax escrow cushion, which federal rules cap at two months of payments.
- Connecticut sellers pay the conveyance tax. Who pays for the owner's title insurance policy is negotiable, and the sources I found disagree on the custom, so ask your attorney for a quote and put the answer in your contract.
- The rate sets the monthly cost. Freddie Mac's 30-year average was 7.18% on November 5, 2026, which puts principal and interest at about $4,878 a month on a $720,000 loan.
The down payment gets the attention, but a buyer at $900,000 or more also needs a second pool of cash for closing costs, prepaid items and the inspections and appraisal that come before closing. At this price, the percentages add up to five figures, and the loan is often large enough to bring in jumbo-loan rules.
Published Connecticut figures are written for typical homes. Rocket Mortgage's Connecticut guide puts average buyer closing costs at 0.93% of the price, and Bankrate's puts them at 0.87%, but both are based on a median Connecticut home in the $450,000 to $490,000 range and, in Bankrate's case, exclude lender fees, points and prepaids. This guide rebuilds the budget for three price points from the line items.
It is informational and is not legal, tax or financial advice. Every figure is a published range or a calculation from one, and none is a quote.
Cash Needed at Three Price Points
The table assumes 20% down and a 30-year loan at 7.18%. The third column uses $1,595,700, the asking price of the new build pictured above. The low end assumes no tax escrow cushion is collected and the lowest published fees. The high end assumes the full two-month cushion and the top of each range.
| Item | $900,000 | $1,200,000 | $1,595,700 |
|---|---|---|---|
| Down payment (20%) | $180,000 | $240,000 | $319,140 |
| Loan amount | $720,000 | $960,000 | $1,276,560 |
| Attorney | $800 to $2,000 | $800 to $2,000 | $800 to $2,000 |
| Title insurance (owner and lender policies, same closing) | $2,650 to $2,915 | $3,400 to $3,740 | $4,390 to $4,829 |
| Settlement, recording, lien certificate, wire | $475 to $1,400 | $475 to $1,400 | $475 to $1,400 |
| Lender origination and processing | $4,000 to $8,000 | $5,200 to $10,400 | $6,783 to $13,566 |
| Appraisal | $300 to $500 | $300 to $500 | $300 to $500 |
| Inspections (core, radon, insects) | $997 to $1,606 | $997 to $1,606 | $997 to $1,606 |
| Prepaid interest (15 days) | $2,124 | $2,833 | $3,767 |
| Tax escrow cushion (up to 2 months) | $0 to $4,911 | $0 to $6,548 | $0 to $8,707 |
| Total beyond the down payment | $11,346 to $23,456 | $14,005 to $29,027 | $17,512 to $36,375 |
| Share of purchase price | 1.3% to 2.6% | 1.2% to 2.4% | 1.1% to 2.3% |
| Monthly principal and interest at 7.18% | $4,878 | $6,503 | $8,648 |
Calculations: P&I = L × r / (1 − (1 + r)−n), 30 years. Lender fees = 0.5% to 1% of the loan plus $400 to $800 processing. Title = CATIC premium schedule, standard (low) and expanded (high) coverage; the lender's policy is free with a simultaneous owner's policy under that schedule. Prepaid interest = loan × 7.18% ÷ 365 × 15 days. Escrow cushion = one-sixth of annual West Hartford tax at 46.77 mills on 70% of price, an illustration. Excludes homeowner's insurance, discount points, a survey, HOA fees and any jumbo reserves. Sources are linked below.
Line by Line
| Cost | What to know | Published range |
|---|---|---|
| Attorney | Connecticut closings are handled by an attorney, according to Rocket Mortgage. Ask for a flat fee in writing. | $800 to $2,000 (iBuyer, May 2026); $500 to $1,500 (Rocket) |
| Title insurance | The lender's policy is required and the owner's policy is optional but recommended. Rates are not set statewide, so get a quote. At $1,000,000, the CATIC schedule gives $2,900 and iBuyer's March 2026 chart gives $4,025 for both policies. | $2,650 to $4,829 on the three price points above |
| Recording fees | Paid to the town clerk. State law lists $10 for the first page and $5 for each added page, plus $10 and $40 per-document surcharges. | $100 to $300 in total (iBuyer) |
| Lender fees | Origination is a percentage of the loan; processing is a flat fee. Compare them on the Loan Estimate. | 0.5% to 1% of the loan; $400 to $800 (Rocket) |
| Discount points | One point costs 1% of the loan and buys a lower rate. It is optional. | $7,200 / $9,600 / $12,766 per point at these loans |
| Appraisal | Ordered by the lender, paid by the buyer. Ask the lender for the actual fee at this price level. | $300 to $500 (Rocket) |
| Municipal lien certificate and settlement fees | Charged through the closing attorney or title company. | Lien certificate $50 to $150; settlement $300 to $900; wire $25 to $50 (iBuyer) |
| Survey | Not always needed; Rocket says it is more common for older, rural or waterfront properties. | $400 to $1,200 (iBuyer) |
| Homeowner's insurance | The lender requires coverage at closing. The statewide average is for $300,000 of dwelling coverage, so a $900K+ home will cost more. | $1,873 a year, statewide average (insure.com, Aug 4, 2026) |
| Inspections | Paid at the time of the inspection. See the inspection cost guide. | $997 to $1,606 for core, radon and insects |
Title insurance rates differ widely by source. Rocket Mortgage's 0.5% to 1% of price would be $4,500 to $9,000 at $900,000, well above both schedules used here. The CATIC schedule I found carries 1992 and 1998 effective dates, so treat it as a lower anchor and get your attorney's quote.
What the Seller Pays, Not You
Connecticut's conveyance tax is a seller cost, according to iBuyer's guide, and Rocket Mortgage lists it among seller costs: the state rate is 0.75% on the first $800,000 of the sale price and 1.25% above that, and some municipalities add a local tax. The seller timeline guide shows what a $1.2 million seller owes. The owner's title policy is a different story. iBuyer's guide says the owner's policy is usually paid by the seller, while Houzeo's says buyers commonly handle the costs, and both note that custom is not law. Treat it as a term to negotiate, and have your attorney confirm who pays before you sign.
Jumbo Loans and the $832,750 Line
FHFA set the 2026 baseline conforming loan limit at $832,750. At 20% down, the $720,000 loan in the first column is below that baseline, while the $960,000 and $1,276,560 loans are above it, which usually makes them jumbo loans. Ask your lender which limit applies to the county and what a jumbo loan changes, including the appraisal, cash reserves and the rate. I recommend Jonathan Esposito of Atomic Mortgage (NMLS #2069701; jonathan@atomicmtg.com; (860) 614-2898), and you are free to compare other lenders.
Taxes, Escrow and the Revaluation
If your lender collects taxes and insurance in escrow, federal rules limit the cushion to one-sixth of the estimated annual disbursements, which is two months of payments. At West Hartford's current 46.77 mills, taxed at 70% of price, the annual bill is about $29,465 at $900,000, $39,287 at $1.2 million and $52,242 at $1,595,700. Those are illustrations, because the assessment is set by the town and will not equal your price.
The town's revaluation is under way. New assessed values apply as of October 1, 2026, and the first bill under them is due July 1, 2027, so an escrow payment set on today's bill can change. The revaluation guide has the dates. Ask your attorney how the tax installment that is due or about to be billed will be handled on the closing statement.
Buying a New Build
The third column of the table is the pricing of the new build pictured above, near Norfeldt School. A new build changes the contract more than it changes these line items. Ask the builder for the deposit schedule and what the contract says about closing costs, and read the new construction guide for the registration and contract checklist. For the neighborhood, see the Norfeldt school zone guide.
Five Ways to Control the Cash
- Compare Loan Estimates. A lender must send the Loan Estimate within three business days of receiving your application, according to the Consumer Financial Protection Bureau. Compare origination, points and the rate across at least two lenders.
- Get the title quote early. Ask your attorney for the premium and whether the owner's policy is expected from the buyer or the seller, and write the answer into the contract.
- Run a break-even on points. Divide the cost of a point by the monthly payment it saves. If a $7,200 point saved $150 a month, which is a hypothetical, it would take 48 months to break even, so a short stay may not justify it.
- Read the Closing Disclosure. The lender must send it at least three business days before closing, and it shows who pays and receives each amount. Compare it line by line with your Loan Estimate.
- Hold back reserves. The inspection, appraisal and earnest money are due before closing. Rocket Mortgage says earnest money is typically 1% to 3% of the price and is credited at closing, so it is not an extra cost.
The Bottom Line
Plan for about 1% to 2.6% of the price beyond your down payment. The low end holds only if your lender charges modest fees and no cushion is collected. The high end assumes top-of-range fees and a full escrow cushion, and discount points would add to it.
Ask for the numbers in writing. A Loan Estimate, an attorney fee quote and a title quote turn this range into your actual cash to close, and a clear owner's-policy term in the contract settles the item sources disagree on most.
Buying a West Hartford home at $900K or more? I can build a cash-to-close estimate for your price, compare it with your lender's Loan Estimate, and make sure the contract terms that shift costs, such as the owner's title policy, are settled before you sign.
How much are buyer closing costs at $900K or more in West Hartford?
Using published ranges, about $11,300 to $23,500 beyond the down payment on a $900,000 purchase with 20% down, $14,000 to $29,000 at $1.2 million, and $17,500 to $36,400 at $1,595,700. That is roughly 1.1% to 2.6% of the price. The range includes the attorney, title insurance, lender fees, appraisal, inspections, prepaid interest and the tax escrow cushion, and your Loan Estimate gives the actual figures.
Who pays closing costs in Connecticut, the buyer or the seller?
Both pay, for different items. The seller pays the conveyance tax, and the buyer pays lender fees, the appraisal, the attorney, recording fees and the lender's title policy. The owner's title policy is negotiable, and published sources disagree on the custom, so settle it in your contract.
Do I need an attorney to close on a home in Connecticut?
According to Rocket Mortgage's Connecticut guide, an attorney is required to conduct or oversee the closing. Published attorney fees range from $800 to $2,000 (iBuyer) or $500 to $1,500 (Rocket), so ask for a flat fee in writing.
When do I see my final closing numbers?
According to the Consumer Financial Protection Bureau, your lender must send a Loan Estimate within three business days of receiving your application and a Closing Disclosure at least three business days before closing. Compare the two line by line.
Is a loan on a $1 million West Hartford home a jumbo loan?
It depends on the loan size and the county limit. FHFA's 2026 baseline conforming limit is $832,750, so a loan above it, such as $960,000 on a $1.2 million purchase with 20% down, is usually a jumbo loan. Ask your lender which limit applies and what changes.
Sources: Rocket Mortgage, closing costs in Connecticut (February 27, 2026). Bankrate, closing costs in Connecticut (updated November 6, 2026). iBuyer, title insurance in Connecticut (May 20, 2026; updated June 2, 2026). Houzeo, title insurance in Connecticut (updated October 14, 2026). CATIC, Connecticut premium rate schedule (effective dates 1992 and 1998 stated on the schedule). CFPB, Regulation X §1024.17 (escrow accounts). CFPB, documents you should receive before closing. Freddie Mac mortgage rate release, November 5, 2026. FHFA, 2026 conforming loan limits (November 25, 2025). insure.com, Connecticut homeowners insurance (updated August 4, 2026). Connecticut General Statutes §7-34a, recording fees (third-party text through 2024 amendments; confirm current amounts). Town of West Hartford Tax Office. All figures are published ranges for the dates stated, not quotes. Not legal, tax or financial advice.