Cash to closeCash to Close Calculator
How much cash do I actually need?
Your down payment is only part of it. This adds the closing costs, the prepaid insurance and the escrow deposit, subtracts your credits and earnest money, and shows what the closing table really needs.
This is everything, not just lender fees. Down payment, lender and title charges, the first year of homeowners insurance and the escrow deposit, less your credits and earnest money.
Nobody requires you to have this. But closing with an empty account is how a good purchase turns into a bad year.
Who this is for
Almost everyone saves for the down payment. Almost nobody saves for everything else, and that is usually where a purchase gets uncomfortable. Lender and title charges, a full year of homeowners insurance paid up front, and a few months of taxes and insurance to start your escrow account all show up at the same time, on the same day, in the same wire.
This calculator is for you if:
- You have saved what you think is the down payment and want to know what else is coming
- You are choosing between putting less down and keeping more in the bank
- A seller has offered you a credit and you want to see what it actually does to your cash
- You just got a Loan Estimate and the bottom line was bigger than you expected
- You want to buy the house and still afford the movers, the paint and the first repair
Change any number above and everything updates. When you are ready for the real figures on a specific house, that is a short conversation, and we would rather have it early than have you find out at the closing table.
Cash to close questions, answered
Is the down payment the same as cash to close?
No, and this is the most common surprise in a first purchase. Cash to close is the down payment plus lender and title costs, prepaid homeowners insurance and the initial escrow deposit, less any seller or lender credits and the earnest money you already paid.
How much are closing costs in St. Louis?
Be careful with percentage rules of thumb, because the cost of doing a loan changes very little with the purchase price. A percentage understates it badly on a lower-priced home and overstates it on an expensive one. Title insurance does move with price, though not proportionally, and taxes and insurance move with the property. It is also worth being clear that closing costs should mean everything due at closing, including prepaid taxes and insurance, not only the lender’s fees. Your Loan Estimate itemises the real figures within three business days of applying.
What is an escrow deposit and why do I pay it up front?
Your lender collects property taxes and insurance monthly and pays them when due. To make sure the account can cover the first bills, a few months are collected at closing. It is your money, held on your behalf, not a fee.
Does earnest money reduce what I bring to closing?
Yes. Earnest money is credited toward your cash to close, so if you have already put money down with the contract, it comes off the total.
Can a seller credit cover my closing costs?
Often, yes, within limits set by the loan program and the amount you are putting down. A seller credit reduces the cash you bring rather than the purchase price, which is a different trade than a price reduction.
How much should I keep in savings after closing?
There is no rule, and reserves are only required by some loan programs. As a planning habit, a few months of taxes, insurance and payment is a sensible cushion so the first repair does not become a crisis.
What price fits my payment? → · Down payment options → · St. Louis affordability map →
Reviewed by Sean Zalmanoff, Founder & Chief Loan Officer, Better Rate Mortgage (NMLS #239823). Last updated July 2026.
