Buying
Cash to Close.
The exact wire amount you'll need on closing day. Down payment plus closing costs, with earnest money and seller credits applied.
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Cash to close in plain terms
The exact dollar amount you'll wire on closing day.
Cash to close is the single number on the closing disclosure that matters most operationally — it's what your title company will tell you to wire 24 hours before signing. It includes your down payment, your closing costs, and any prorations, with credits applied.
The math
Cash to close = down payment + closing costs − earnest money − seller credits − lender credits. The down payment is the largest piece on most purchases. Closing costs typically run 2–5% of price. Earnest money — paid when you went under contract — gets applied as a credit at closing.
Why the number isn't always intuitive
- Earnest money credit can surprise you — it's already paid, so seeing it deducted from cash to close can make people think the deal got cheaper. It didn't; the cash just moved earlier.
- Seller credits feel like a discount but are technically a transfer. The seller agrees to pay X dollars of your closing costs at closing, reducing your cash-to-close need. Some lenders cap how much seller credit can offset (typically 3% of price for conventional, 6% for FHA).
- Prorated property tax can swing the number. If you close mid-year and the seller already paid the year's property tax, you'll owe them back the months you'll occupy. If the tax hasn't been paid yet, the seller credits you their portion.
- The HOA prorate. Same logic — if you close mid-month, you'll prorate the HOA dues. Usually small, sometimes not.
Wire-day checklist
- Verify the wire instructions verbally. Wire fraud in real estate is rampant. Call the title company at a number you found independently — not in the email — to confirm wire details.
- Confirm 48 hours before signing. The cash-to-close number on the closing disclosure can change up to closing day if there are late additions to the prorations.
- Have a backup payment method. If the wire doesn't arrive in time, some title companies accept cashier's checks. Confirm with your closer in advance.
- Bring ID. Government-issued photo ID, sometimes two pieces. The title company will tell you what's required.
Wire fraud warning: if you receive an email with updated wire instructions in the days before closing, treat it as fraudulent. Verify any change verbally with the title company at a phone number you sourced from your contract or their website — never from the email itself.
FAQ
Common questions about cash to close.
How is cash to close different from closing costs?
Closing costs are just the fees and prepaids — typically 2–5% of price. Cash to close is the wire amount on closing day, which equals down payment + closing costs − any credits or earnest money already paid. The Closing Cost calculator handles the fees side; this one handles the all-in wire.
Can my entire down payment come from a gift?
Usually yes, with documentation. Conventional loans for primary residences allow 100% gift down (with a gift letter from the donor). FHA loans allow gift funds for the entire down payment. The lender will require a paper trail: gift letter, donor's statement showing the funds, and the receipt of funds in your account. Plan 60+ days ahead.
What's earnest money typically?
1–3% of purchase price is typical, with hot markets pushing higher. Earnest money goes into escrow when you go under contract and is applied as a credit at closing. If you back out for a reason not covered in your contract, you forfeit it; if the contract terminates for an inspection or financing contingency, you usually get it back.
Can I wire from a brokerage account?
Sometimes. Most title companies want the wire from a bank account in your name. Wires from brokerage accounts are often acceptable but can be slower; transfer to a bank checking account 5–7 business days before closing to be safe.
What's a 'no money down' VA closing actually look like?
Cash to close on a 0% down VA loan is typically just the closing costs minus any seller credits, plus prepaids. On a $400K VA loan, that often lands at $6,000–$10,000 cash to close — sometimes lower with seller concessions covering all closing costs.
Why did my cash-to-close number change between estimate and closing?
Prorations finalize as the closing date is set; insurance binders update; tax credits shift. Small changes (a few hundred dollars) are normal. Changes over $1,000 should be questioned — ask your closer to walk you through the line items that moved.
Keep going
Related calculators.
After closing
Now confirm what each month will cost.
Cash to close is one number. The True Monthly Cost calculator gives you the recurring number — every month after closing, with every line item exposed.