How this number is made
Cash to close is everything you must bring that is not the loan. Credits reduce it. Earnest money you already deposited also reduces it. Put that deposit in the credit line if you have already paid it.
- Down payment is on the price, not including costs.
- Prepaids are tax and insurance the lender collects up front.
Formula
Cash to close = down payment + closing costs + prepaids − credits.
Worked example
With the figures already in the form, cash to close is $48,700.
Questions
Why did the disclosure change?
Because a fee changed, the tax proration changed, or the credit changed. This page uses what you type. The Closing Disclosure is the one that has to match the wire.
Can credits exceed the costs?
Some loans limit credits to the costs. A negative result here means the credits are larger than the costs you listed. A lender may not hand you the difference.