US Closing Costs Calculator
Separate closing costs from the cash you still need at settlement. Enter actual fee estimates, credits, financed charges and deposits already paid.
Rule year: 2026 · USD · Sources checked
Estimated additional cash to close
Single home-purchase illustration using borrower-paid fee estimates. Credits apply only to closing costs and cannot exceed them. Financed/paid costs cannot exceed remaining charges after credits. No seller tax proration, loan-program credit caps, assistance loans, deposit eligibility, lender quote or full Closing Disclosure reconstruction.
Purchase cash and closing-cost reconciliation
No cost is inferred from location or a lender. Credits and financing must be permitted by the actual loan and settlement terms. Earnest money reduces cash still due, not the purchase down payment.
| Item | Amount |
|---|---|
| Down payment | $60,000.00 |
| Closing costs | $8,400.00 |
| Seller and lender credits | -$1,000.00 |
| Financed costs | -$0.00 |
| Closing costs already paid | -$400.00 |
| Earnest money deposit already paid | -$5,000.00 |
For informational purposes only. This estimate is not financial advice, a tax return, a payroll calculation or a lender decision. See the supported circumstances and exclusions below.
How this calculator works
Cash to close includes your down payment and the borrower costs still payable at settlement. It is not the same as total closing costs. This model adds your entered lender, points, third-party, government, prepaid and escrow amounts, subtracts established credits, financed costs and charges already paid, then offsets the earnest money deposit. Earnest money is part of the down payment rather than an extra purchase expense. Points use the purchase principal before financed costs. All charges are supplied by you; the tool does not invent local transfer taxes or determine which costs a lender permits you to finance.
Formula and rules
Closing costs = origination + purchase principal × points / 100 + third-party + government + prepaids + escrow. Cash still due = down payment + costs − credits − financed costs − costs already paid − earnest money.
Assumptions and limitations
Single home-purchase illustration using borrower-paid fee estimates. Credits apply only to closing costs and cannot exceed them. Financed/paid costs cannot exceed remaining charges after credits. No seller tax proration, loan-program credit caps, assistance loans, deposit eligibility, lender quote or full Closing Disclosure reconstruction.
Worked example
A $300,000 home with $60,000 down has $240,000 purchase principal. At one point and the entered fees, costs total $8,400. Subtract $1,000 credit, $400 paid fees and $5,000 earnest money: $62,000 cash remains due, including the down payment.
- Estimated additional cash to close
- $62,000.00
- Total entered closing costs before credits
- $8,400.00
- Remaining borrower closing costs paid at closing
- $7,000.00
- Mortgage principal including financed costs
- $240,000.00
Official sources and review
Reviewed against the sources below on 2026-10-07. Rates are held in versioned rule modules. Versioned rules, official source review and year-specific calculation tests.
- CFPB: Loan Estimate explainer ↗
Closing costs, prepaids, escrow, deposits and credits affect estimated cash to close; estimates are not a lender quote.
- CFPB: Closing Disclosure explainer ↗
Distinguish total closing costs from cash to close; reconcile credits, financed costs and amounts already paid.
- CFPB: discount points and lender credits ↗
One discount point costs 1% of loan amount; lender rate reduction must be entered, not assumed.
Common questions
Is my earnest money another cost on top of the down payment?
No. In this illustration it is money already paid toward the purchase. It reduces the additional cash needed while the full down payment stays unchanged.
Does financing closing costs make them free?
No. It lowers upfront cash and increases mortgage principal. Interest and loan eligibility need separate checks.
Can I use a generic percentage instead of fee estimates?
You can enter your own hypothetical charges, but actual estimates should come from your lender or settlement provider. Location, loan type and chosen services change the total.