Cash to close calculator
Enter the numbers from the Loan Estimate or Closing Disclosure. You get the buyer's cash to close, line by line, in the order of the Closing Disclosure's "Calculating Cash to Close" table.
The Closing Disclosure's order (12 CFR 1026.38(i))
1. Total Closing Costs
The total from the Closing Cost Details.
2. Minus paid before and financed
Costs already paid, and costs rolled into the loan, as negative numbers.
3. Plus down payment
For a purchase: the sale price minus the loan amount (and any loan assumed).
4. Minus deposit and seller credits
Both as negative numbers.
5. Plus adjustments
The net of prorations and other credits.
Before relying on it
- Compare the Loan Estimate and Final columns – the Closing Disclosure says what changed and why.
- Confirm wire instructions by phone at a known number before sending cash to close.
- The Closing Disclosure is due at least 3 business days before consummation.
Questions about cash to close
How is cash to close calculated?
On the Closing Disclosure: Total Closing Costs, minus closing costs paid before closing and closing costs financed, plus the down payment, minus the deposit and seller credits, plus adjustments and other credits (12 CFR 1026.38(i)).
Is the earnest money deposit part of cash to close?
It's subtracted as the Deposit line, because it was already paid.
Why is my cash to close different from the Loan Estimate?
The Closing Disclosure's table shows the Loan Estimate and Final amounts side by side and states whether each line changed.
Related guides and tools
ClosingCode's checklist has a step to review the Closing Disclosure three days before closing, with an owner and a due date.
Start free trialSource: 12 CFR 1026.38(i) – Calculating Cash to Close (eCFR, current as of October 22, 2026; read October 26, 2026).
An estimate, not legal or financial advice. ClosingCode is software; it is not a lender or settlement agent. This guide is not a substitute for the advice or services of an attorney.