{"tool":{"slug":"cash-to-close","name":"Cash to close calculator","version":"2026-08-21","canonicalUrl":"https://carlo.finance/tools/cash-to-close","jsonUrl":"https://carlo.finance/tools/cash-to-close.json","pageUrl":"https://carlo.finance/tools/cash-to-close","parameters":[{"key":"price","label":"Purchase price","unit":"usd","min":0,"max":100000000,"default":400000,"sourceId":null,"help":"The purchase price in the contract. The default is an example, not a statistic."},{"key":"downPct","label":"Down payment","unit":"percent","min":0,"max":100,"default":20,"sourceId":null,"help":"The down payment as a percent of the price. Under 20% adds private mortgage insurance on a conventional loan. The default is an example, not a statistic."},{"key":"closingRate","label":"Closing costs","unit":"percent","min":0,"max":8,"default":3.5,"sourceId":"closing","help":"One-time costs paid at closing as a percent of the price: lender fees, title work, the appraisal, and prepaid tax and insurance. Default is the middle of Freddie Mac's published 2% to 5% range."},{"key":"points","label":"Discount points","unit":"percent","min":0,"max":4,"default":0,"sourceId":null,"help":"Optional. Points paid at closing to lower the rate, as a percent of the loan. One point is 1% of the loan amount, not the price."},{"key":"sellerCredits","label":"Seller credits","unit":"usd","min":0,"max":100000000,"default":0,"sourceId":null,"help":"Optional. What the seller agreed to pay toward your costs. Credits offset closing costs and points, never the down payment."}]},"inputs":{"price":400000,"downPct":20,"closingRate":3.5,"points":0,"sellerCredits":0},"result":{"downPayment":80000,"loanAmount":320000,"ltv":0.8,"closingCosts":14000,"pointsCost":0,"appliedCredits":0,"unusedCredits":0,"cashToClose":94000,"pmiApplies":false,"monthlyPmi":0},"drivers":[{"key":"downPct","label":"Down payment percent","step":5,"cashDelta":20000,"sentence":"Each 5 points of down payment adds $20,000 to the check and takes $20,000 off the loan."},{"key":"price","label":"Purchase price","step":25000,"cashDelta":5875,"sentence":"Each $25,000 of price adds $5,875 to the check at closing."},{"key":"closingRate","label":"Closing-cost rate","step":0.5,"cashDelta":2000,"sentence":"Each 0.5 point of closing costs adds $2,000 to the check at closing."}],"sensitivity":{"byDownPct":[{"downPct":5,"cashToClose":34000,"monthlyPmi":190},{"downPct":10,"cashToClose":54000,"monthlyPmi":180},{"downPct":15,"cashToClose":74000,"monthlyPmi":170},{"downPct":20,"cashToClose":94000,"monthlyPmi":0}],"byClosingRate":[{"closingRate":2,"cashToClose":88000},{"closingRate":3,"cashToClose":92000},{"closingRate":3.5,"cashToClose":94000},{"closingRate":4,"cashToClose":96000},{"closingRate":5,"cashToClose":100000}]},"assumptions":[{"key":"price","label":"Purchase price","value":400000,"unit":"usd","provided":false,"source":null},{"key":"downPct","label":"Down payment","value":20,"unit":"percent","provided":false,"source":null},{"key":"closingRate","label":"Closing costs","value":3.5,"unit":"percent","provided":false,"source":{"id":"closing","name":"Freddie Mac, What are closing costs and how much will I pay?","url":"https://myhome.freddiemac.com/blog/homebuying/what-are-closing-costs-and-how-much-will-i-pay","asOf":"2026-02-26","note":"Closing costs typically run 2% to 5% of the home purchase price, paid in addition to the down payment."}},{"key":"points","label":"Discount points","value":0,"unit":"percent","provided":false,"source":null},{"key":"sellerCredits","label":"Seller credits","value":0,"unit":"usd","provided":false,"source":null}],"sources":[{"id":"closing","name":"Freddie Mac, What are closing costs and how much will I pay?","url":"https://myhome.freddiemac.com/blog/homebuying/what-are-closing-costs-and-how-much-will-i-pay","asOf":"2026-02-26","note":"Closing costs typically run 2% to 5% of the home purchase price, paid in addition to the down payment."},{"id":"pmi","name":"Freddie Mac, Breaking down PMI","url":"https://myhome.freddiemac.com/buying/breaking-down-pmi","asOf":"2026-08-21","note":"Private mortgage insurance typically costs $30 to $70 per month for every $100,000 borrowed (0.36% to 0.84% of the loan per year). Required on conventional loans with less than 20% down."},{"id":"hpa","name":"CFPB, When can I remove private mortgage insurance (PMI) from my loan?","url":"https://www.consumerfinance.gov/ask-cfpb/when-can-i-remove-private-mortgage-insurance-pmi-from-my-loan-en-202/","asOf":"2023-08-28","note":"Under the Homeowners Protection Act a servicer must automatically terminate PMI on the date the principal balance is scheduled to reach 78% of the home's original value; the borrower may request cancellation at 80%."}],"warnings":[],"disclaimer":"This models the check at closing from your inputs and a published range for closing costs. It is not a Loan Estimate, a Closing Disclosure, or financial advice. The Closing Disclosure your lender sends before closing is the figure that counts."}