Fees, services and funding around the loan.
Lender, appraisal, title, settlement, government, prepaid, escrow and due-diligence lines build the closing-cost subtotal.
BUY · CLOSING COST CALCULATOR
Calculate closing costs and cash to close.
Separate the down payment from lender, title, government, prepaid, escrow, inspection and appraisal lines. Then subtract credits and earnest money already paid to see the cash still due.
Calculate cash to close →The amount still due for the transaction.
Add the down payment, subtract seller and lender credits, then subtract earnest money already paid. Keep final prorations and adjustments outside the estimate until documented.
Do not hide the transaction inside one percentage.
LOAN AMOUNT$400,000
$109,950
Planning total after entered credits and earnest money already paid, before final prorations and adjustments.
Down payment$100,000
Lender + appraisal$3,150
Title + settlement$3,900
Government$300
Prepaids + escrow$7,000
Inspection + other$600
Seller + lender credits−$0
Earnest money already paid−$5,000
0/4 evidence groups reviewed.
TRANSPARENT FORMULA
Follow each dollar into the final total.
Cash still due = down payment + closing costs + prepaids and escrow + due diligence − seller/lender credits − earnest money already paid.
The calculator also shows total cash contributed through closing so a deposit is not mistaken for a discount. The final Closing Disclosure—not this worksheet—controls the transaction.
$500,000 home · 20% down
- Closing costs
- $14,950
- Down payment
- $100,000
- Earnest money paid
- −$5,000
- Cash still due
- $109,950
These editable defaults are an arithmetic example, not a national average, local fee estimate or quote.
DOCUMENT ORDER
Estimate first. Reconcile last.
Closing is only the first checkpoint. Continue into the complete first-year cash plan →
- Use the Loan Estimate to copy lender-controlled and shoppable charges.
- Use the title quote and government schedules for settlement, title, transfer and recording lines.
- Use the Closing Disclosure to reconcile final cash to close before signing.
CLOSING COST & CASH TO CLOSE FAQ
Estimate the transaction without hiding the paperwork.
Every starting line is editable. Current loan, title, government and insurance documents should replace the illustration.
What is the difference between closing costs and cash to close?
Closing costs are the entered lender, title, government, prepaid, escrow and due-diligence lines. Cash to close also includes the down payment, then subtracts earnest money already paid and seller or lender credits. Final prorations and adjustments can still change the disclosure amount.
How do I calculate cash to close?
Add the down payment, closing costs, prepaids, escrow funding and due-diligence costs, then subtract earnest money already paid and seller or lender credits. Reconcile that planning result with the final Closing Disclosure rather than relying on a percentage alone.
Where can I find the fees to enter?
Start with the lender's Loan Estimate, add a written title or settlement quote and official transfer or recording schedules, then replace the estimate with the final Closing Disclosure before signing.
Does earnest money reduce cash due at closing?
The calculator treats entered earnest money as purchase cash already paid, so it reduces cash still due without reducing total cash contributed through closing. Confirm the deposit credit on the final disclosure.
Why can cash to close change before signing?
Loan terms, points, title services, insurance, prepaid interest, escrow funding, tax prorations, transfer charges, credits and other final adjustments can change. The signed transaction documents control, not this planning worksheet.
Are the starting numbers local estimates?
No. The $500,000 starting case is an editable illustration, not a local quote, average or fee schedule. Replace every line with documents for the loan, property and closing jurisdiction.
