Closing Cost Calculator

Itemize loan origination fees, title insurance, prepaid escrow reserves, and lender credits to calculate total estimated cash to close.

CFPB Closing Disclosure GuideRuns on your deviceCash to Close = Down Payment + Loan Costs + Prepaid Escrows - Lender Credits - Earnest Money

Inputs

Results update live

US cash-to-close worksheet

Enter costs from a lender's Loan Estimate, closing agent, insurer, and local records. This tool does not estimate state taxes, title charges, PMI, or lender fees.

Purchase price ($)

Down payment ($)

Itemized costs from your estimates

Loan origination and underwriting

Use the lender estimate, including underwriting or processing fees.

Discount points

Enter only points you choose to pay to reduce the rate.

Appraisal

Use the lender's quoted appraisal charge.

Title, settlement, and attorney

Use the estimate for your side of title or settlement services.

Government recording and transfer charges

Use the local or closing-agent estimate; rules vary by location.

Prepaid property tax and escrow

Use the initial escrow or tax amount from the Loan Estimate.

Prepaid homeowners insurance and escrow

Use the quoted premium and initial escrow amount.

Inspection and reports

Optional due-diligence costs paid by the buyer.

Other buyer costs

Enter only costs you can identify, such as survey, pest, or HOA transfer fees.

Amounts already credited

Lender credits ($)

Credits disclosed by the lender; do not enter a rate reduction here.

Earnest money already paid ($)

A deposit credited at closing, if applicable.

Interpretation

How Cash-to-Close Planning works

This worksheet adds your down payment to the itemized closing costs you enter, then subtracts lender credits and earnest money already paid. Use amounts from the official documents you receive during a US home purchase.

Example

Key features

A realistic scenario showing how the calculation guides a practical decision.

Formula

Estimated cash to close = down payment + entered itemized costs − lender credits − earnest money already paid.

Cash-to-close worksheet from entered Loan Estimate amounts
Separate loan amount, costs, lender credits, and earnest money
Item-by-item summary for questions to ask a lender or closing agent
No assumed state taxes, PMI, title fees, or lender fees

Watch out

Common mistakes

Ask each lender for a Loan Estimate on the same day and compare the disclosed loan costs, services you can shop for, credits, and cash-to-close figures—not only the interest rate.

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FAQ

Frequently asked questions

How the calculation works and where its limits are.

What are typical buyer closing costs on a home purchase?

Buyer closing costs typically range between 2% and 5% of the total purchase price. They include loan origination fees, appraisal, credit report, title search and insurance, escrow reserves (property taxes and insurance), and government recording fees.

What is the difference between loan costs and prepaid items?

Loan costs are one-time charges paid to the lender and third parties to originate the mortgage (origination, appraisal, title). Prepaids are ongoing recurring property expenses paid in advance at closing to establish your escrow account (homeowners insurance, prepaid daily interest, initial property tax reserves).

How do earnest money deposits and lender credits reduce cash to close?

Your earnest money deposit (submitted when your purchase offer is accepted) and any negotiated lender or seller credits are credited directly against the total cash required at closing on Page 3 of your standard CFPB Closing Disclosure.

Is this closing cost calculator a substitute for a Loan Estimate or Closing Disclosure?

No. This calculator is a planning worksheet based on entered assumptions and standard TRID formulas. Lenders are legally required under federal law to deliver a formal Loan Estimate within three business days of mortgage application.

How can I reduce my total cash needed to close?

You can reduce cash to close by shopping for title services, negotiating seller concessions (up to 3% to 6% depending on loan type), asking for lender credits in exchange for a slightly higher interest rate, or applying for local down payment assistance grants.