Cash to close

Closing cost estimate

What to bring to closing, line by line: loan fees, title and escrow, prepaid interest, insurance and tax reserves, minus your deposit and credits.

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Live tool

Try it now

Change any number and everything updates. When it looks right, send it to Morgan.

The purchase

Price

Down payment

Mortgage rateexample — change to yours

Loan and third-party fees

Every number here is an example. Your lender’s loan estimate has the real ones.

Origination fee, % of loanexample — change to yours

Discount points

pts

Appraisalexample — change to yours

Title insurance, escrow and settlement, % of priceexample — change to yours

Recording fees and transfer taxesexample — change to yours

Inspections, if paid at closing

Other fees (credit report, survey, flood check)example — change to yours

Prepaids and reserves

Property tax, % of price per yearexample — change to yours

Homeowners insurance per yearexample — change to yours

Days of prepaid interest

days

Months of tax reservesexample — change to yours

Months of insurance reservesexample — change to yours

Already paid or credited

Earnest money already deposited

Seller or lender credits

Bring to closing—

Closing costs—

Down payment—

Costs as % of price—

Loan amount—

An estimate for planning, not an appraisal, a loan offer, or legal, tax or financial advice.

Behind the numbers

How it works

Loan and third-party fees

Origination = loan × its %. Points = loan × number of points × 1%. Title, escrow and settlement = price × its %. Appraisal, recording, inspections and other fees are the dollars you enter.

Prepaids

Prepaid interest = loan × rate ÷ 365 × days until your first payment period. The first year of insurance is usually paid at closing.

Reserves

Tax reserves = (price × tax rate ÷ 12) × months. Insurance reserves = (insurance ÷ 12) × months.

Cash to close

Down payment + closing costs − earnest money already paid − credits.

Adjust it

What each input means

Every example	Fees, title costs, transfer taxes and reserve months vary by lender, state and county.
Prepaid interest days	Roughly the days from closing to the end of that month.
Credits	From the seller or lender, as written in your contract and loan estimate.

When to use it

Made for

Comparing loan estimates from two lenders
Before writing an offer
Planning how much cash to keep liquid

Part of a guided path

Buying

Choose the part of town that fits your life first: golf, trails, dining, space, views. Then be first to the right homes, sent to you personally by Morgan.

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Your plan

About this path

Questions

Good to know

Why do I pay for taxes and insurance at closing?+

Most lenders collect a few months up front to start your escrow account, which then pays those bills for you.

How do I send money for closing safely?+

Call the title or escrow office at a number you look up yourself to confirm wire instructions. Never trust instructions that arrive or change by email.

Keep planning