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Closing Cash-to-Close Planner (your figures, one worksheet)
Independent consumer calculator. Not affiliated with any government agency, lender, builder, MLS, appraisal district, tax authority, or other service provider unless expressly identified on the relevant placement.
Getting to the settlement table means assembling a down payment, lender charges, points, title and settlement charges, government fees, prepaid interest, and escrow deposits — and then subtracting the earnest money already paid and any written seller or builder credits. This planner reconciles those sources and uses into one transparent worksheet built entirely from figures you type in from your own documents. Every component is shown on its own line, blank fields are flagged as missing inputs rather than treated as zero, and the total is withheld in an explicit incomplete state until every field is entered.
Estimate from your inputs, not a Loan Estimate, Closing Disclosure, quote, approval, commitment, or official cash-to-close figure. Verify all figures with your lender, title company, escrow agent, or settlement provider.
Worked example
Worked example: a $450,000.00 new-construction purchase with $90,000.00 down, $10,000.00 earnest money already paid, and a $8,000.00 written builder credit
Total uses − total credits
$105,970.00 − $18,000.00
Estimated cash to close (from these inputs)
$87,970.00
The eight entered uses of cash add up to $105,970.00, and the entered credits — earnest money already paid plus the written builder credit — add up to $18,000.00. Subtracting credits from uses leaves an estimated $87,970.00 to bring to settlement under these inputs. The entered down payment is 20% of the entered purchase price (context only — the price never enters the total). Every line is a figure typed in from the buyer's own documents.
| Worksheet line (your entry) | Amount |
|---|---|
| Down payment | $90,000.00 |
| Lender charges (origination, underwriting, fees) | $4,500.00 |
| Discount points (dollar amount) | $3,200.00 |
| Title and settlement charges | $2,800.00 |
| Government recording and transfer fees | $950.00 |
| Prepaid interest | $620.00 |
| Initial escrow deposits | $3,400.00 |
| Other cash due at closing | $500.00 |
| Total uses of cash | $105,970.00 |
| Earnest money and deposits already paid | − $10,000.00 |
| Seller or builder credit (from your contract) | − $8,000.00 |
| Other credits | − $0.00 |
| Total credits | − $18,000.00 |
| Estimated cash to close (from these inputs) | $87,970.00 |
Estimate from your inputs, not a Loan Estimate, Closing Disclosure, quote, approval, commitment, or official cash-to-close figure. Verify all figures with your lender, title company, escrow agent, or settlement provider.
Interactive
Build your own worksheet
Estimate from your inputs, not a Loan Estimate, Closing Disclosure, quote, approval, commitment, or official cash-to-close figure. Verify all figures with your lender, title company, escrow agent, or settlement provider.
Uses of cash — from your own documents
Credits — deposits paid and written contributions
Leave a field blank if you do not know it yet — blank means not known, never zero. Enter zero only when a document says the amount is zero.
Entered uses subtotal
$105,970.00
Down payment is 20% of the entered purchase price.
Entered credits subtotal
$18,000.00
Estimated cash to close (from your inputs)
$87,970.00
Total uses $105,970.00 − total credits $18,000.00.
Estimate from your inputs, not a Loan Estimate, Closing Disclosure, quote, approval, commitment, or official cash-to-close figure. Verify all figures with your lender, title company, escrow agent, or settlement provider.
The math
How the math works
Total uses = down payment + lender charges + discount points + title and settlement charges + government fees + prepaid interest + escrow deposits + other cash due. Total credits = deposits already paid + seller or builder credit + other credits. Estimated cash to close = total uses − total credits, in signed dollars: every amount is entered as a positive figure in its own section, and a negative result means the entered credits exceed the entered uses. A blank field is a missing input, never zero — when any field is missing the planner reports the incomplete state with subtotals of the entered fields only, and no total. All money rounds half-up to cents.
Fine print
Assumptions and limitations
- Every amount is a user-entered figure from your own documents. Nothing is fetched from a lender, title company, escrow agent, county, or credit system, and nothing is verified.
- The worksheet is arithmetic over your entries. It does not determine which credits may be applied, any loan-program contribution limit, tax or escrow treatment, or how a provider will itemize charges.
- Blank means not known yet, never zero. Missing inputs produce the explicit incomplete state — subtotals of entered fields only, and no estimated total.
- The purchase price and closing date are context for your records only; neither enters the total.
- Closing figures change between contract and settlement as charges, prepaid items, escrow requirements, and credits are finalized — treat every result here as provisional.
- Estimate from your inputs, not a Loan Estimate, Closing Disclosure, quote, approval, commitment, or official cash-to-close figure. Verify all figures with your lender, title company, escrow agent, or settlement provider.
Important: This independent consumer calculator provides estimates for education and comparison only. It is not a lender, mortgage broker, builder, real estate broker, appraiser, tax professional, attorney, financial adviser, or government agency, and it is not an offer, quote, approval, commitment, Loan Estimate, Closing Disclosure, appraisal, inspection, or other legal or financial document. Results are not a guarantee of savings, payment, qualification, price, availability, or outcome. Verify all figures, terms, eligibility, fees, taxes, HOA/MUD/PID charges, incentives, construction terms, and provider disclosures with the relevant provider and a qualified professional before relying on them. We do not provide legal, tax, mortgage, lending, or investment advice.
Answers
Frequently asked questions
What is cash to close?
Cash to close is the total amount of money a buyer brings to settlement: the down payment plus lender charges, points, title and settlement charges, government fees, prepaid interest, and initial escrow deposits, minus deposits already paid and any written credits. This planner adds those pieces up from figures you type in from your own documents, so the result is only as current as the documents behind your entries.
How is this worksheet different from the official mortgage disclosures?
A Loan Estimate and a Closing Disclosure are standardized federal mortgage forms that a lender or settlement agent prepares from the actual terms of a loan; the Consumer Financial Protection Bureau publishes guides to both. This planner is neither document and does not reproduce their layout, sections, or figures. It only adds up dollar amounts that you type in yourself, so the official documents and your providers control whenever they differ from this worksheet.
Why does earnest money reduce the amount due at settlement?
Earnest money and other deposits are cash the buyer has already handed over under the purchase contract, usually held in escrow. At settlement those funds are typically applied toward what is owed, so this worksheet lists them as a credit: money already paid is not brought again. The purchase contract and the settlement statement control how each deposit is actually applied.
What does a negative estimated cash to close mean?
This worksheet uses a signed convention: every amount is entered as a positive figure in its own section, and the estimate is total uses minus total credits. A negative result means the credits you entered are larger than the uses you entered under these inputs. In real transactions, loan-program rules limit how contributions can be applied, and amounts beyond allowable costs may be restricted or reallocated — confirm the treatment in writing with your providers.
Why does the planner withhold the total when a field is blank?
A blank field means the figure is not known yet, which is different from zero. A total computed over missing inputs would look precise while silently omitting real costs, so the planner shows an explicit incomplete state instead: it lists the missing inputs, shows subtotals of only the entered fields, and withholds the estimated cash to close until every field is entered. Enter zero only when a document says the amount is zero.
References
Sources
- Consumer Financial Protection Bureau — Loan Estimate explainer
- Consumer Financial Protection Bureau — Closing Disclosure explainer
These sources define the official federal mortgage forms and their components. This planner is neither form, does not reproduce either layout, and defers to the official documents wherever they differ.
Updated 2026-08-17.
Worksheet
Take it to settlement day
The printable Closing Funds Organizer packages this worksheet into a settlement-day pack — every line with space for the source document and date, a document cross-check list for matching each entry against your providers' paperwork, and the questions to ask your lender, title company, and escrow agent while the settlement paperwork is still moving. The pack carries the same estimate-from-your-inputs text shown above.
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