Allen Markel, REALTOR® · Texas Premier Realty

Buying

Cash to close

Down payment, lender and title fees, and prepaids — what it takes to get the keys, less seller credits and your earnest money.

Today's 30-year average: 7.40% (Freddie Mac survey via FRED, week of Oct 8, 2026). Edit to your lender's quote.

An assumption — origination, appraisal, lender's title policy, escrow, survey, recording. Your Loan Estimate has the real figure.

Interest is prepaid from closing to month end — a late-month closing needs less cash.

Concessions toward your costs. Caps run 3–9% of the price by loan type and down payment.

Paid when the contract is signed; it counts toward your cash to close.

Property tax: 2.25% typical in Harris County. Typical total rate for the 17,580 homes for sale in Harris County (median of their certified 2025 tax bills; most are between 2.13% and 2.51%). Add your ZIP for a closer figure.

Cash to close

$29,443 estimated

Down payment (5%)
$17,500
Lender & title fees (2% of $332,500)
$6,650
Homeowner's insurance, first year
$1,925
Escrow reserves (3 mo tax, 2 mo insurance)
$2,290
Prepaid interest (16 days)
$1,079
Total cash to close
$29,443
Earnest money already paid
−$3,500
Due at the closing table
$25,943

Insurance reserves use a budgetary 0.55% of the price a year; tax reserves use the typical 2.25% rate in Harris County. Many buyers start with 3% down; seller credits can cover much of the rest.

Live listings across our six counties.

We’re not a lender — this is a budgetary estimate, not a Loan Estimate or Closing Disclosure. It leaves out an FHA upfront premium or VA funding fee (usually added to the loan), HOA transfer fees, and any repairs you agree to pay for. A lender gives you the real figures within three business days of an application — we’ll introduce you below.

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Allen Markel is a licensed Texas REALTOR®, not a mortgage lender or loan originator. He does not quote rates or terms and does not decide whether you qualify — only a lender can do that. Introductions are a courtesy; you choose who to work with.

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Questions about Cash To Close

What it does

  • What does the cash to close calculator show?

    It adds up the down payment, lender and title fees, first-year insurance, tax and insurance reserves, and prepaid interest, then subtracts seller credits and the earnest money you have already paid. The result is the estimated amount due at the closing table, so you can plan how much to save.

The inputs

  • What is the lender and title fee percentage?

    It is an assumption covering things like origination, appraisal, the lender's title policy, escrow, survey and recording. The page says your Loan Estimate has the real figure, so replace the assumption with that once you have it. A different percentage can move the total noticeably.

  • Why does the closing day of the month matter?

    Interest is prepaid from the closing date to the end of that month, so a late-month closing needs less cash for prepaid interest. It is a small effect, but it is one you can plan around when you choose a closing date with your lender and agent.

  • What are tax and insurance reserve months?

    They are the number of months of property tax and insurance a lender may require you to deposit into escrow at closing. The calculator lets you set how many months to include. Your lender sets the actual requirement, so use their figure when you have it.

  • How do seller credits and earnest money work in the calculator?

    Seller or builder credits reduce what you need to bring, and the page notes caps run 3% to 9% of the price depending on loan type and down payment. Earnest money is paid when the contract is signed and counts toward your cash to close, so it is subtracted to show what is due at the table.

Reading the result

  • What is the difference between total cash to close and due at the closing table?

    Total cash to close is the full amount the purchase requires from you. Due at the closing table is that total minus the earnest money you already paid. The second number is what you will bring at the end, but you need the whole amount available across both steps.

  • Why does a smaller down payment not remove the cash I need?

    Even with a small down payment, you still need money for lender and title fees, insurance, reserves and prepaid interest. The page notes many buyers start with 3% down and that seller credits can cover much of the rest, but those credits are negotiated, not automatic. Run a few down payment amounts to see the effect.

Limits

  • What does the cash to close calculator leave out?

    The page lists an FHA upfront premium or VA funding fee, which is usually added to the loan, HOA transfer fees, and any repairs you agree to pay for. Add those separately if they apply. Your lender gives real figures within three business days of an application.

  • Is this the same as a Loan Estimate?

    No. It is a budgetary estimate, not a Loan Estimate or Closing Disclosure. It uses typical rates and assumed fees. The Loan Estimate from a lender is the document to plan around, so use this calculator to set expectations and then compare it with the real one.

Next steps

  • How can I lower the cash I need to bring to closing?

    Common levers include the down payment amount, a seller credit negotiated in the offer, and the closing date. Each has tradeoffs, such as a higher monthly payment with a smaller down payment. Talk to us to find the approach that fits your circumstances before you write an offer.

  • What should I do once I know my cash to close?

    Compare it with your savings, then talk to a lender for a Loan Estimate and to us about the offer. If the number is higher than you can reach, ask about options rather than waiting. Procrastinating usually costs more than a conversation.

Using the tool

  • How does the closing date change my cash to close?

    Interest is prepaid from the closing day to the end of the month, so a closing later in the month needs less cash for prepaid interest. The difference is usually modest compared with the rest of the closing costs, but it is one lever. Ask your loan originator what closing date works with your loan.

  • Does earnest money count toward my cash to close?

    Yes. Earnest money is paid when the contract is signed and counts toward your cash to close, so the calculator subtracts it to show what is due at the table. Ask us and your title company how earnest money is handled in your contract.

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