How is cash to close different from closing costs?

Closing costs are the fees, prepaids, and initial escrow deposits entered for the transaction. Cash to close also accounts for the purchase price or refinance payoffs, available loan funds, earnest money, costs already paid, credits, and settlement adjustments.

How do I enter appraisal or insurance costs already paid?

Include the full charge in the fee or prepaid inputs. Then enter the amount you already paid in Closing costs already paid. Enter earnest money separately. This keeps the total transaction cost visible while subtracting prior payments from the remaining cash due exactly once.

Can this calculator include financed closing costs?

Yes. Enter the final total note amount, including any costs financed into it. Enter the full costs in the fee and prepaid fields as well. Available loan funds offset the transaction obligations once. The calculator does not add fees to the note automatically or establish whether financing them is permitted.

How are rehab holdbacks and reserves treated?

A loan holdback reduces the note funds available at closing. Retained reserves are cash you plan to keep after closing and appear separately from cash due at settlement. An initial tax or insurance escrow deposit is collected at closing and belongs in closing costs.

Can a refinance show cash back to the borrower?

Yes. When available loan funds and permitted credits exceed payoffs and other obligations, the calculator shows estimated proceeds to the borrower. The amount remains subject to lender rules and the final settlement statement. Excess seller or lender credits do not automatically create permitted cash back.

Advanced Cash to Close Calculator

Estimate borrower cash to close for a purchase or refinance. Enter loan terms, third-party costs, prepaids, deposits, and credits. Print an itemized review.

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Estimate the cash you may need at settlement for an investment-property purchase or refinance. Enter your loan quote and third-party costs, then account for prepaids, escrows, deposits, and approved credits. The results include an itemized borrower review you can print, save as a PDF, or download as a CSV.

Your closing budget

Know what you may need to bring.

Build an itemized estimate, account for money already paid, and review the cash left after closing.

1. Property & loan

Borrower / scenario name (optional) Property address / reference (optional) Transaction Purchase price ($) Set the total note amount using Total note amount ($)Include any financed costs and holdbacks in this total. They are not added again. Loan holdback / unfunded draws ($)Part of the note that will not be disbursed at closing.Note interest rate (% annual)Used for prepaid interest only; use the note rate rather than APR.Origination points (% of note)Enter 1.5 for 1.5 points.Discount points (% of note)Separate from origination; avoid entering the same points twice.

2. Lender & third-party costs

Enter full borrower charges, including costs already paid. Use the “Closing costs already paid” field below to subtract those payments once. Points are calculated separately from the note amount.

Fee description Category Amount ($)

3. Prepaid interest, insurance & initial escrows

Prepaid interest daysUse the lender’s expected accrual days, including any minimum interest.Annual property taxes ($)Annual property insurance ($)Combine the annual property, wind, and flood premiums you want to model.Insurance premium prepaid (months)Often a policy premium due at settlement; enter only the months being paid.Property taxes prepaid at closing ($)Direct tax payments; separate from the initial escrow deposit.Initial tax escrow (months)Use your actual escrow estimate; this does not calculate statutory cushions.Initial insurance escrow (months)Separate from the policy premium; enter 0 if not collected.Other prepaids / HOA funding ($) Prepaid interest day basis Prepaid interest charged on

The daily rate is balance × annual note rate ÷ day basis. No prepaid dates, tax rates, insurance premiums, or escrow amounts are inferred from the address.

4. Deposits, credits & settlement adjustments

Earnest money / deposits credited ($)Deposits already paid and being applied to this closing.Closing costs already paid ($)Include these charges in the fee/prepaid totals above, then subtract them here once. Exclude earnest money.Seller credit ($)Use approved credits only; do not also omit the charges they cover.Lender credit ($)Other approved credits / contributions ($)Exclude funds already entered as financing or deposits.Prorations owed by borrower ($)Taxes, rents, dues, or other reimbursements owed at settlement.Prorations credited to borrower ($)Secondary financing available at closing ($)Net funds disbursed at this closing, after any separate holdbacks or fees.Other amounts due at settlement ($)Borrower obligations not already included above.

5. Cash available & reserves retained

Current available cash ($)Your available balance today, after deposits and fees already paid.Cash to retain after closing ($)Liquidity kept in your account; not an escrow or a fee paid at closing.

Starting values are an illustration, not a quote. Inputs are not submitted by this calculator.

Illustrative purchase estimate shown below. Replace the sample amounts with your loan and settlement quotes.

Borrower review

Purchase closing estimate

Illustrative purchase: $400,000.00 · Note: $300,000.00

Estimated cash due at closing: $97,919.66
Gross closing costs & escrows: $13,569.66
Deposits & costs already paid: $10,650.00
Cash needed now, including retained reserves: $107,919.66

Where the estimate comes from

Amounts due

Purchase price: $400,000.00
Gross closing costs, prepaids, and escrows: $13,569.66
Prorations / adjustments owed by borrower: $0.00
Other amounts due at settlement: $0.00

Funds, deposits & credits

New loan available at closing (after holdback): −$300,000.00
Secondary financing available at closing: −$0.00
Earnest money / deposits credited: −$10,000.00
Closing costs already paid outside closing: −$650.00
Seller credit: −$5,000.00
Lender credit: −$0.00
Other approved credits / outside contributions: −$0.00
Prorations / adjustments credited to borrower: −$0.00

$413,569.66 due − $315,650.00 in funding and credits = $97,919.66 due from borrower.

Itemized closing-cost detail

These amounts are already included in the gross closing costs above.

Origination (1.5% of note): $4,500.00
Discount points (0% of note): $0.00
Underwriting / processing: $995.00
Broker / additional lender fees: $0.00
Appraisal: $650.00
Title insurance: $1,200.00
Settlement / escrow / attorney: $750.00
Recording fees: $250.00
Transfer / mortgage taxes: $0.00
Survey / inspections / other: $0.00
Prepaid interest (15 days, 365-day basis): $924.66
Insurance premium (12 months): $2,400.00
Prepaid property taxes: $0.00
Other prepaids / HOA funding: $0.00
Initial tax escrow (3 months): $1,500.00
Initial insurance escrow (2 months): $400.00

Cash planning beyond the closing table

Current available cash, after prior payments: $120,000.00
Cash remaining after settlement: $22,080.34
Reserves to retain after closing: $10,000.00
Surplus after retaining reserves: $12,080.34
Borrower cash paid before and at closing: $108,569.66

Retained reserves stay in your account. Escrows are collected at settlement. Cash-out proceeds can support retained liquidity, subject to lender rules. Future repairs, draws, and operating costs need a separate budget.

Planning estimate only. This is not a Loan Estimate, Closing Disclosure, settlement statement, loan approval, or wire instruction. Confirm final amounts and permitted credits with your lender and settlement agent.

How the cash-to-close estimate works

Cash to close = purchase price or refinance payoffs + closing costs + borrower adjustments − available loan funds − deposits − costs already paid − approved credits. A negative result is shown as estimated proceeds to the borrower, subject to transaction rules.

The final note amount and the amount available at closing can differ. If your note includes a rehab holdback, the calculator subtracts that holdback from available proceeds. If costs are financed, use the final note amount that already includes those costs. Entering the costs in the worksheet does not increase the loan amount a second time.

Use quotes for costs and settlement adjustments

Add the borrower’s lender and broker fees, appraisal, title insurance, settlement or attorney charges, recording fees, and applicable transfer or mortgage taxes. You can rename, remove, or add cost rows. Include additional charges only once.

Prepaid interest uses your note rate, entered accrual days, and a 360- or 365-day basis. Choose whether interest accrues on the full note or initially funded amount. Insurance premiums and initial escrow deposits are separate inputs because both may be due. Confirm these assumptions with the lender and settlement agent.

The tool does not infer state taxes, calculate tax prorations from a closing date, or decide which charges a seller must pay. Enter only the amounts and credits expected on your transaction. Credit limits, financing limits, and permitted refunds vary by loan and contract.

Do not count prior payments twice

If you already paid a $650 appraisal, include its full cost in the itemized fees and enter $650 under Closing costs already paid. Earnest money goes in its own deposit field. If the seller or lender pays a charge through a credit, include the charge and the approved credit once each.

Illustrative purchase: what the borrower reviews

The starting example uses a $400,000.00 purchase and $300,000.00 note. Gross closing costs, prepaids, and initial escrows total $13,569.66. After a $10,000.00 deposit, $650.00 in costs already paid, and a $5,000.00 seller credit, estimated cash due is $97,919.66.

Keeping $10,000.00 in reserves means planning for $107,919.66 in current liquidity. That reserve remains in the borrower’s account; it is separate from the settlement payment. All starting amounts are examples, not published loan terms or fee quotes.

Review the estimate before closing

The CFPB’s Closing Disclosure explainer distinguishes closing costs from cash to close and explains deposits, credits, prepaids, and escrows. Use that terminology as a reference; the forms applicable to a business-purpose investment loan may differ.

Confirm the final figures with your lender and settlement agent. This planning worksheet does not replace their closing statement or instructions. Cash available should reflect your balance after payments already made. Future renovations, draw reimbursements, and operating reserves need their own budget.

Continue with the advanced loan payment calculator, DSCR closing-cost calculator, or all investor calculators. To discuss a property and financing plan, submit your loan scenario.

Frequently asked questions

How is cash to close different from closing costs?: Closing costs are the fees, prepaids, and initial escrow deposits entered for the transaction. Cash to close also accounts for the purchase price or refinance payoffs, available loan funds, earnest money, costs already paid, credits, and settlement adjustments.
How do I enter appraisal or insurance costs already paid?: Include the full charge in the fee or prepaid inputs. Then enter the amount you already paid in Closing costs already paid. Enter earnest money separately. This keeps the total transaction cost visible while subtracting prior payments from the remaining cash due exactly once.
Can this calculator include financed closing costs?: Yes. Enter the final total note amount, including any costs financed into it. Enter the full costs in the fee and prepaid fields as well. Available loan funds offset the transaction obligations once. The calculator does not add fees to the note automatically or establish whether financing them is permitted.
How are rehab holdbacks and reserves treated?: A loan holdback reduces the note funds available at closing. Retained reserves are cash you plan to keep after closing and appear separately from cash due at settlement. An initial tax or insurance escrow deposit is collected at closing and belongs in closing costs.
Can a refinance show cash back to the borrower?: Yes. When available loan funds and permitted credits exceed payoffs and other obligations, the calculator shows estimated proceeds to the borrower. The amount remains subject to lender rules and the final settlement statement. Excess seller or lender credits do not automatically create permitted cash back.

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