HUD-1 Settlement Statement: Line-By-Line Itemization Guide

This guide breaks down every section of the HUD-1 Settlement Statement in plain English. While most mortgage-backed residential sales now use the Closing Disclosure (CD), the HUD-1 is still required for cash deals, seller-financed transactions, HELOC closings, and reverse mortgages. Use this page as a reference when reviewing your closing documents.

📌 When Is the HUD-1 Used Today?

The HUD-1 was replaced by the Closing Disclosure for most residential home loans in 2015 under TRID rules. However, HUD-1 is still used for:

  • Cash purchases
  • Seller-financed deals
  • Reverse mortgages
  • HELOC closings
  • Non-TRID exempt loans
  • Certain commercial properties

If you aren't receiving a Closing Disclosure from a lender, you’re likely receiving a HUD-1.

🧭 How to Read the HUD-1

The HUD-1 is organized into three pages:

  • Page 1 — Summary of buyer & seller totals
  • Page 2 — Itemized fees (title, taxes, commissions, etc.)
  • Page 3 — Final disclosures & comparison tables

Below is the full line-by-line explanation of every section.

📄 Why the Line-By-Line Breakdown Matters

Cash and FSBO transactions rely heavily on the HUD-1. The line-by-line breakdown helps sellers verify:

  • Correct payoffs (mortgage, liens, HELOC)
  • Correct prorations (taxes, HOA)
  • Accurate title and escrow charges
  • No duplicate or unnecessary fees
  • Correct net proceeds to seller

📄 HUD-1 Line-By-Line Breakdown

PAGE 1 — Summary of Buyer’s & Seller’s Transactions

💵 100 Series — Gross Amount Due From Buyer

  • 101. Contract Sales Price: Agreed purchase price.
  • 102. Personal Property: Appliances or furniture included.
  • 103. Settlement Charges to Buyer: Total buyer closing costs (from line 1400).
  • 104–113: Adjustments for prepaid taxes, fuel, HOA, rent.

💳 200 Series — Amounts Paid by or for Buyer

  • 201. Earnest Money Deposit
  • 202. Loan Amount
  • 203. Existing Loan Assumed (rare today)
  • 204–219: Buyer credits from seller or third parties.

🧾 300 Series — Cash at Settlement From/To Buyer

  • 301: Total due from buyer.
  • 302: Amounts already paid/credited.
  • 303: Cash buyer must bring.

🏡 400 Series — Gross Amount Due to Seller

  • 401. Contract Sales Price
  • 402. Personal Property
  • 404–420: Adjustments in seller’s favor.

📉 500 Series — Reductions in Amount Due to Seller

  • 501. Excess Deposit Returned
  • 502. Settlement Charges to Seller (from line 1400)
  • 503. Payoff of First Mortgage
  • 504. Payoff of Second Loan / HELOC
  • 505. Property Taxes Due
  • 506+: Liens, judgments, unpaid HOA.

💰 600 Series — Cash to Seller

  • 601: Gross seller amount.
  • 602: Total deductions.
  • 603. Net Proceeds to Seller — the final check amount.

PAGE 2 — Itemized Settlement Charges

🧑‍💼 700 Series — Real Estate Commissions

  • 701. Listing Broker Commission
  • 702. Buyer’s Broker Commission (optional for sellers after NAR settlement)

🏦 800 Series — Loan Charges (Buyer)

  • Origination fees
  • Discount points
  • Underwriting / processing fees
  • Appraisal fee

📆 900 Series — Items Required by Lender

  • Daily interest charges
  • Mortgage insurance
  • Homeowner’s insurance premium

🏦 1000 Series — Escrow Deposits

  • Taxes, insurance, mortgage insurance reserves collected at closing

📜 1100 Series — Title Charges

  • Title search
  • Settlement fee
  • Owner’s/Lender’s title insurance
  • Endorsements

🏛 1200 Series — Government Recording & Transfer Charges

  • Recording fees
  • Transfer taxes (county/city/state)

🧰 1300 Series — Additional Charges

  • HOA fees
  • Surveys
  • Attorney fees
  • Home warranty
  • Termite / well / septic inspections

💵 1400 Series — Total Settlement Charges

  • The grand total of all fees — pulled onto Page 1.

PAGE 3 — Final Disclosures

  • Loan terms (if applicable)
  • Charges that cannot change
  • Charges that may change
  • Comparison to the Good Faith Estimate

This page ensures transparency between quoted and final closing costs.

🏠 Selling FSBO? Keep more of your closing proceeds.

View Flat Fee MLS Options