What the number includes
Cash to close is everything you bring to the closing table: your down payment, plus closing costs (lender fees, title, escrow, recording), plus prepaid items (property taxes, homeowners insurance, prepaid interest), minus your earnest money already on deposit and any seller credits.
It is normal for this number to surprise buyers who budgeted only the down payment. On a $400,000 purchase, prepaid items and closing costs commonly add $8,000-$14,000 depending on taxes and timing.
Where the estimate comes from
Your Loan Estimate shows a projected cash to close within three business days of applying. The final number arrives on your Closing Disclosure at least three business days before signing. Compare the two line by line — lender fees should match, and third-party fees should be close.
Getting the funds there
Closing funds must be wired or in certified form — personal checks do not work for large amounts. Schedule the wire the day before closing if possible.
Wire fraud is real: always confirm wiring instructions by phone with a number you found independently, never one from an email, even one that looks like it came from your title company.
Ways to reduce cash to close
Seller credits negotiated in the contract, lender credits in exchange for a slightly higher rate, gift funds from family, and down payment assistance programs can each reduce what you bring. Closing late in the month also reduces prepaid interest. We model these trade-offs for you before you lock.
