Depending on your fianacing, or purchase price in cash, I always err on the high side and estimate 3.5% for closing costs and fees. Most times it will be less, but it is far better to plan ahead than be short in the end. Most escrows will "pad" the costs and collect extra $ for unanticipated fees. The unused portion of this "pad" will come back to you after closing. Please consult with a good Realtor and escrow company. They will be invaluable in negotiating these costs for you. Feel Free to contact me if you need assistance or advice. Good Luck!