Estimate how much cash you need to buy a home. Account for your down payment, closing costs, earnest money already paid, and eligible seller credits, then plan moving expenses and the savings you want to keep.
Plan a U.S. primary-home purchase with a conventional mortgage or with cash. Assumptions & sources
Example estimate: $27,500Updates instantly · Starting numbers are examples
Your numbers
Your inputs stay together as you move through the tools. Replace the samples with your own estimates.
Cash needed for this plan
Still due at closing
$27,500
What remains for the purchase after your deposit and usable seller credits. Moving costs and your savings cushion are separate.
Total savings target
$32,500
The total purchase costs, including any deposit already paid, plus the moving budget and savings cushion you entered.
How your closing amount adds up
Down payment
$20,000
All closing costs
$7,500
Seller credit applied
$0
Your purchase costs
$27,500
Deposit already paid
$0
The total savings target includes $0 for moving/repairs and $5,000 to keep in savings. Your deposit is part of that target, not an additional cost.
Credit cap in this estimate: $7,500. Assumes a conventional primary-home loan, no second mortgage, and appraisal equal to purchase price. A lower appraisal or different loan program can change the limit.
Amounts are rounded to whole dollars. Rounded lines may not add up exactly.
No account needed. Your working numbers stay in this tab as you navigate. Saving stores one plan in this browser on this device; nothing is saved automatically. Use print to save a PDF.
A starting point for a conversation
These tools provide educational estimates, not financial advice or a loan offer. FHA, VA, and USDA loans have different insurance or fee rules. Confirm actual costs, eligibility, and credits with your lender and closing agent.
Which closing costs do I pay when buying a home with cash?
An all-cash buyer pays the full price plus their share of settlement costs. Ask your closing agent for a written estimate of title services, recording or transfer charges and any tax adjustments you owe. Who pays depends on the contract and location. Mortgage origination fees, points, prepaid loan interest and lender escrow deposits do not apply.
Fictional example. A $250,000 price plus $3,000 of buyer closing costs, less a $10,000 deposit credited at closing, leaves $243,000 still due. Choosing to keep $5,000 afterward brings the total savings target to $258,000, including the deposit already paid. Confirm the actual amount due with your closing agent.
Your down payment is part of the purchase calculation. Cash to close is the amount still due after closing costs, applicable payments already made, credits, and adjustments are accounted for. Confirm the final amount on your Closing Disclosure with your lender or closing agent.
Is earnest money an extra cost?
In a completed purchase, an applicable earnest money deposit is credited toward what you owe; it is not another charge added on top. Enter your full planned down payment and enter the deposit already paid separately so the calculator can account for it once.
Why is my total savings target different from cash to close?
In this calculator, your total savings target includes your purchase costs, including any deposit already paid, plus the moving budget and savings cushion you enter. Cash to close is only the purchase amount still due at closing. Your deposit is included once, not added twice.
Already paid some costs? Use the Offer-to-Keys Cash Timeline to start from cash available today and see what could remain after the future costs you include.
Is my savings cushion the same as lender-required reserves?
The savings cushion you choose here is a household planning target. Lender-required reserves, if applicable, are eligible assets remaining after closing that your lender verifies under your loan's rules. They are separate from the amount paid at closing. This calculator does not determine required reserves or whether your assets qualify. Ask your lender about any reserve requirement, and consider your personal cushion as a separate planning decision.
