Estimator

Cash to close estimator

Cash to close is not your down payment, and it's not your closing costs. It's down payment, plus closing costs, plus prepaids, minus everything already paid or credited. This adds it up so the number isn't a surprise two weeks before keys.

Purchase

Purchase price

Loan type

Down payment (%)

Interest rate (%)

VA funding fee (%) If VA. 0 if exempt.

Closing costs

Lender fees (underwriting, processing)

Title and escrow Leave 0 to estimate.

Appraisal

Recording, credit report, flood cert, other

Prepaids and escrow

Homeowners insurance ($/year, first year paid upfront)

Property tax ($/year) Leave 0 to estimate at 0.7%.

Months of taxes collected for escrow

Days of prepaid interest Days from closing to month end.

Credits

Earnest money already paid

Seller credit

Lender credit

Estimated cash to close

Plan for a range of –

Down payment–
Closing costs–
Prepaids and escrow–
Subtotal–
Credits applied (earnest money, seller, lender)–

Details

Prepaid interest–
Government fee (FHA MIP / VA funding / USDA)–
Loan amount incl. financed fee–

A planning estimate, not a Loan Estimate. Title and escrow fees, escrow months, and insurance vary by state and property. Seller and lender credits are applied only to closing costs and prepaids, within typical program caps (conventional 3% to 9% by down payment, FHA and USDA 6%, VA 4% plus ordinary costs). Earnest money is money you've already paid, not a credit from anyone. Not a commitment to lend.

Get a real Loan Estimate

Why this number surprises people

Buyers plan for the down payment. Then closing costs show up as a separate bucket. Then prepaids: a full year of insurance, a few months of taxes into escrow, and interest for the rest of the closing month. Each is reasonable; together they add 2 to 5 percent of the price on top of the down payment. Earnest money, seller concessions, and lender credits come back off the top. The full explanation, with where buyers get burned, is here.

You don't need all the answers to ask the first question.

Tell me what you're considering. A 15 to 30 minute conversation, then within one business day your options in writing, or the plain reason it doesn't fit yet and what would change that. No application, no credit pull.

The consultation and the options review are free. If you choose to proceed, third-party costs such as HUD counseling and an appraisal may be due before closing. Licensed in 20 states; see the full list below.

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