Calculators · Selling & Closing

Buyer Cash to Close Calculator (Buyer Net Sheet)

Estimate how much cash you need at closing in Texas: lender and title costs, prepaids and escrow deposits, option fee and earnest money credits, seller credits within program limits, and reserves.

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How this calculator works

Cash to close is the down payment plus closing costs, prepaids and escrow deposits, minus the money you have already paid (earnest money, the option fee if your contract credits it, and anything paid before closing), seller and lender credits, and the seller's tax proration credit.

Credits can only pay eligible closing costs, prepaids and escrows. They cannot reduce the down payment, and programs cap how much the seller can contribute. Anything above that is flagged instead of quietly lowering your cash to close. Reserves are shown separately: they stay in your account.

The lender's title policy uses the Texas simultaneous-issue rate when issued with the owner's policy, or your quote.
Prepaid interest runs from the closing date to the end of that month.
Items paid before closing (POC), such as the appraisal and inspections, are listed as costs and then subtracted, so they are not counted twice.
The tax proration uses the same method as the Seller Net Sheet, so the two sides reconcile.

Worked example

Example values are illustrative, not quotes or market data. These are the numbers the calculator above starts with after these inputs are entered.

Inputs

Purchase price: $350,000
Loan type: Conventional
Down payment: $17,500 (5%)
Interest rate: 6.5%
Closing date: March 20, 2027
Earnest money: $3,500
Option fee: $200
The contract credits the option fee to me at closing: Yes
Origination and lender fees: $1,500
Discount points (% of loan): 0%
Appraisal: $600
Appraisal paid before closing: Yes
Lender's title policy: Texas rate table (issued with the owner's policy)
Title endorsements: $150
Escrow / settlement fee (buyer share): $500
Homeowners insurance, first year: $2,400
Property taxes per year: $7,000
Months of taxes to deposit: 3
Months of insurance to deposit: 2
This year's taxes: Not paid yet (seller credits you)
Inspections: $600
Inspections paid before closing: Yes
Reserves the lender wants (months of payment): 2
Monthly housing payment for reserves: $2,600

Results

Loan amount: $332,500
Total costs: $8,711
Credits applied: $0
Cash to close: $19,795
Reserves: $5,200
Total cash needed: $24,995

Common questions

Is the option fee credited at closing?

Under the TREC one-to-four family contract, the parties choose whether the option fee is credited to the buyer at closing. Check your contract and set the box to match.

Can the seller pay all my closing costs?

Sometimes, up to the program limit: commonly 3% to 9% of the price for conventional loans depending on down payment (2% for investment property), 6% for FHA and USDA, and 4% concessions for VA. Credits beyond your actual costs cannot be paid to you as cash.

What are reserves?

Money the lender wants you to still have after closing, measured in months of housing payments. It is not paid at closing.

Related calculators

Estimate only. Actual loan terms, eligibility, insurance, taxes, and settlement charges require verification. These are planning estimates, not a lender Loan Estimate, Closing Disclosure, appraisal, or approval. Michael O'Neal is a real estate broker, not a lender, appraiser, attorney or tax adviser.

Next step

Get transaction-specific closing figures from Keystone Title.

Keystone Title & Escrow, 20665 W. Lake Houston Pkwy, Kingwood, TX 77346.

Never send wiring or account details through this site. Always confirm wiring instructions by phone with a number you already know.

Affiliated business arrangement disclosure. This is to give you notice that some agents and owners at Keller Williams Realty Northeast, including Michael O'Neal, have a business relationship with certain providers of services related to your purchase, sale or refinance of real estate, including Home Front Mortgage and Keystone Title & Escrow. Because of this relationship, a referral may provide some owners and agents at Keller Williams Realty Northeast a financial or other benefit. You are NOT required to use either company as a condition for your purchase, your financing or refinance, or any other transaction related to a property. There are frequently other providers available with similar services. You are free to shop around to determine that you are receiving the best services and the best rate for these services. You will be given the written Affiliated Business Arrangement Disclosure, including estimated charges, to review and sign.