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Cash to Close Calculator for First-Time Buyers

This free calculator estimates the cash you may need to bring to closing: your down payment plus closing costs, minus any seller credit. It uses 2% to 5% of the price for closing costs and the lowest down payment each loan type allows, so it gives a range, not a quote. It is an estimate only.

Figures as of October 15, 2026

Between $50,000 and $5,000,000. The $417,500 default is the September 2026 national median existing-home price (NAR), as of October 15, 2026.

Loan type

Starts at the lowest down payment this estimate uses for the loan type.

Enter 0 if you do not expect one. Programs limit how much a seller can contribute.

Your state does not change the estimate. It shows a link to that state's down payment assistance guide.

Estimate only

$22,963 to $35,488

Estimated cash to close: $22,963 to $35,488. Estimate only.

Down payment (3.5%)
$14,613
Closing costs (2% to 5%)
$8,350 to $20,875
Less seller credit (0%)
$0

Upfront mortgage insurance premium of 1.75% of the base loan is not in these totals.

Estimate only. This is not a Loan Estimate, a quote, a loan offer or an approval, and it does not guarantee any amount. Your lender's Loan Estimate shows the figure for your loan.

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How does the cash to close calculator work?

The estimate adds three pieces. Your down payment is the home price times the down payment percent you enter, and it never drops below the lowest down payment the tool uses for your loan type. Closing costs are 2% to 5% of the price, which gives a low and a high end. A seller credit lowers the closing costs, up to the most the loan program lists. Cash to close is the down payment plus closing costs, minus the credit. Read the cash to close guide for what each piece means.

Lowest down payment used for each loan type

Loan typeLowest down payment used
FHA3.5%
Conventional, 3% down3%
VA0%
USDA0%

Most a seller credit can be, by loan type

The calculator will not apply a credit above these limits, and it tells you when it adjusts your entry. For VA, the limit is on seller concessions, and VA says credits for a loan’s closing costs are not limited, so ask your lender how your credit would be classified.

Loan typeLimit
FHA6% of the sales price
Conventional, above 90% loan-to-value3% of the price
Conventional, 75.01% to 90% loan-to-value6% of the price
Conventional, 75% or less loan-to-value9% of the price
VA4% of the home's reasonable value
USDA6% of the sales price

What does the estimate leave out?

Each program adds an upfront fee that the totals leave out: an FHA upfront mortgage insurance premium of 1.75% of the base loan amount, a VA funding fee of 2.15% for first use with less than 5% down, and a USDA upfront guarantee fee of 1.00% for fiscal year 2027, each with exceptions. The estimate also leaves out lender credits, discount points, gift funds and assistance programs. Your Loan Estimate shows the real figures.

Why does the state not change the estimate?

The closing cost range and the program limits above are national figures, so the estimate is the same in every state. Choosing a state links to its down payment assistance guide, which lists programs from the state housing finance agency with their income and price limits.

Where do these figures come from?

Every percentage in the calculator comes from the primary sources below, as of October 15, 2026.

FigureValueSourceDate
Closing costs as a share of price2% to 5% of the purchase priceFreddie MacLast reviewed February 26, 2026
FHA minimum down paymentAs low as 3.5% of the purchase priceU.S. Department of Housing and Urban Development (HUD)Undated HUD page, read October 15, 2026
Conventional 3% down options (HomeReady and Home Possible)Down payments as low as 3%, with an income limit of 80% of area median incomeFannie Mae (HomeReady) and Freddie Mac (Home Possible)Product pages, read October 15, 2026
VA purchase loan down paymentOften no down payment, if the sales price is not higher than the appraised valueU.S. Department of Veterans AffairsLast updated January 7, 2026
USDA guaranteed loan financing100% financing for eligible buyersUSDA Rural DevelopmentLast modified June 22, 2026
FHA seller (interested party) contribution limitUp to 6% of the sales price toward origination fees, other closing costs, prepaid items and discount pointsHUD Handbook 4000.1, Interested Party ContributionsHandbook Update 18, revised August 12, 2026
Conventional seller (interested party) contribution limits, principal residence3% of the price above 90% loan-to-value, 6% from 75.01% to 90%, 9% at 75% or lessFannie Mae Selling Guide B3-4.1-02Topic dated May 7, 2025
VA seller concession limitNo more than 4% of the home's reasonable value; credits for a loan's closing costs are not limitedU.S. Department of Veterans AffairsLast updated October 5, 2026
USDA seller contribution limit6% of the sales priceUSDA Rural Development, Loan Origination FAQRevised May 4, 2026
FHA upfront mortgage insurance premium1.75% of the base loan amount, with exceptionsHUD, Mortgagee Letter 2023-05Effective March 20, 2023
VA funding fee, first use, down payment under 5%2.15% of the loan amount, with exemptionsU.S. Department of Veterans AffairsLast updated October 5, 2026
USDA upfront guarantee fee, fiscal year 20271.00% (plus an annual fee of 0.35%)USDA Rural DevelopmentSeptember 16, 2026
Estimated Cash to Close definedThe estimated amount of money you will have to bring to closingConsumer Financial Protection BureauUndated page, read October 15, 2026

Frequently asked questions

Is this calculator a quote or a loan offer?
No. It is an estimate only. It is not a Loan Estimate, a quote, a loan offer or an approval, and it does not guarantee any amount. Your lender provides a Loan Estimate that shows the Estimated Cash to Close for your loan, so use that instead of this range.
How does the calculator estimate closing costs?
It uses 2% to 5% of the purchase price, the range Freddie Mac gives for closing fees. Other sources count fewer items: LodeStar's 2025 lender quote data averaged 1.04% of price and left out prepaids and escrow deposits. The calculator uses the wider range for planning because prepaids and escrow deposits are part of cash to close.
Does the state I choose change the result?
No. The estimate does not change with your state, because the ranges it uses are national percentages. Choosing a state shows a link to that state's down payment assistance guide, which lists programs from the state housing finance agency.
Why did the calculator change my down payment or seller credit?
It keeps each entry within the program figures it is built on. The lowest down payment it uses is 3.5% for FHA, 3% for Conventional, 3% down, 0% for VA, 0% for USDA. A seller credit is limited to the most the program lists, and it can only offset closing costs, so it is never applied to your down payment. The calculator tells you whenever it adjusts an entry.
What does the estimate leave out?
Each program adds its own upfront fee, and the totals leave these out: an FHA upfront mortgage insurance premium of 1.75% of the base loan amount, a VA funding fee of 2.15% for first use with less than 5% down, and a USDA upfront guarantee fee of 1.00% for fiscal year 2027, each with exceptions. Your Loan Estimate shows whether a fee is paid at closing or added to the loan. The estimate also leaves out lender credits, discount points, gift funds and assistance programs.
Can gift funds or down payment assistance lower my cash to close?
They change who supplies the money, not the total. Seller credits and lender credits lower cash to close, while gifts and assistance programs help you cover it. Each depends on your loan, your lender and the program, and none is guaranteed.
Where do I find my real cash to close?
On your Loan Estimate, in the Estimated Cash to Close line, and on your Closing Disclosure, which shows the final Cash to Close. The Consumer Financial Protection Bureau describes the Estimated Cash to Close as the estimated amount of money you will have to bring to closing.
What should I do after I have an estimate?
Compare it with the money you have saved and the help you may be able to use. The free Dream Score maps down payment assistance programs you may qualify for, so you can see which programs to ask your lender about.

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Disclosure: This calculator gives an estimate only and is for informational purposes. It is not a Loan Estimate, a quote, a loan offer, an approval, or financial, legal, mortgage, or tax advice. Closing costs, credits and loan program rules vary by lender, location and loan. Consult a licensed mortgage professional for guidance specific to your situation. Dream Fund AI LLC does not guarantee any closing cost savings, loan approval, or home purchase result.