Cash to close can include the down payment, lender charges, appraisal, title and settlement costs, prepaid taxes and insurance, and initial escrow funding. The exact total is loan- and property-specific.
Loan and lender costs
Depending on the loan, buyers may see origination charges, underwriting or processing fees, discount points, credit-report charges, and other lender items. Compare the loan estimate—not just the advertised rate.
Third-party and settlement costs
Appraisal, inspection, title work, recording, settlement, and other third-party charges can appear in different places on the estimate. Some are optional, some are required by the lender, and some vary by local practice.
Prepaids and escrow are not the same as fees
Prepaid interest, homeowners insurance, property taxes, and escrow reserves are funds set aside for future obligations. They increase cash to close, but they are not all compensation to the lender or closing company.
Use a current lender estimate
Online examples are educational. Ask your lender to model the specific purchase price, loan program, down payment, rate, taxes, insurance, credits, and closing date you are considering.