Closing costs and closing day
Cash to close: what it includes and how to pay it safely
Closing costs, down payment, deposit, credits and adjustments all end up in one figure: cash to close. It is the amount you must bring, by wire or cashier's check, on closing day. Knowing how it is built lets you check it, and knowing how to send it keeps it safe.
Reviewed November 2026 · Written for Buy Home Tips from the sources listed below
Buyers spend months focused on the down payment and then find the closing number is different. That is because cash to close is a net figure. It starts with what you owe at closing and subtracts what has already been paid or credited. It is the most important number on the Closing Disclosure for your bank account.
How it is built
On page 3 of the Closing Disclosure, a Calculating Cash to Close table builds the figure step by step. In plain terms:
Start with:
- total closing costs: loan costs, other costs and prepaids, and the initial escrow deposit;
- the down payment, which is the price minus the loan amount.
Subtract:
- the earnest money deposit you already paid;
- seller credits toward your costs;
- lender credits.
Adjust for:
- prorations, such as property taxes the seller has prepaid for days you will own the home, or the reverse;
- other adjustments in the contract.
The CFPB's closing cost answer notes that you may pay some costs before closing, such as an appraisal fee. Those show as paid before closing and do not repeat in cash to close.
Closing costs are not cash to close
A buyer with $11,000 in closing costs does not necessarily bring $11,000 plus the down payment. Earnest money and credits reduce it. Prorations can push it up or down. Read the table, not just the closing cost total.
Watching it change
The Loan Estimate gives a first number. It can move as the closing date, insurance quote, tax figures and credits firm up. Each revised estimate updates it. The Closing Disclosure, which must arrive at least three business days before closing, gives the final figure. Compare it with the last Loan Estimate. The CFPB's explainer shows where differences appear, and a large unexplained change is a question for your lender before closing day.
Do not move money around in the last weeks. Lenders often recheck bank accounts before closing, and new large deposits need explaining. Keep the funds in one account you can wire from.
Paying it safely
Settlement agents usually want a wire transfer or a cashier's check, not a personal check. Wire fraud is a real risk. Criminals send fake emails that look like they come from your agent or title company, with new wiring instructions. The CFPB's closing guide warns buyers to be alert for mortgage closing scams.
Protect yourself:
- Get wiring instructions directly from the settlement agent, ideally at the start of the transaction.
- Confirm them by phone, using a number from the contract or the company's official website, not from the email.
- Treat any change in instructions as suspicious until you have confirmed it by phone.
- After sending, call the settlement agent to confirm the money arrived.
The wire fraud long read covers this in more detail.
The bottom line
Cash to close is your down payment and closing costs, minus deposits and credits, plus or minus adjustments. Track it on every Loan Estimate, confirm the final figure on the Closing Disclosure, and send it by a verified method.
Mini calculator: estimated cash to close
Down payment plus closing costs, minus the earnest money you already paid and any seller or lender credits. Use the closing-cost total from your Loan Estimate.
The Closing Disclosure gives the final figure. Bring it by verified wire or cashier's check as your settlement agent instructs.
Getting cash to close right
- Track the estimate on page 2 of each new Loan Estimate.
- Keep the money in an account you can wire from, and avoid new large deposits you cannot document.
- Compare the Closing Disclosure's cash to close with the last Loan Estimate.
- Ask the settlement agent for wiring instructions and confirm them by phone using a number you already have.
- Send the funds early enough for them to arrive before signing.
- Keep the wire confirmation until the deal records.
Questions buyers ask
Is cash to close the same as closing costs?
No. Closing costs are the fees and prepaid items for the loan and purchase. Cash to close is the total you bring, which includes your down payment and closing costs, minus your earnest money, seller credits and lender credits, plus or minus other adjustments.
Where do I find my cash to close?
On page 1 of the Loan Estimate and Closing Disclosure, under Costs at Closing, with the calculation on page 2 of the Loan Estimate and page 3 of the Closing Disclosure.
Can I pay cash to close with a personal check?
Usually not. Settlement agents typically require a wire or a cashier's check. Ask yours early.
How do I avoid wire fraud?
Confirm wiring instructions by calling the settlement agent at a phone number you know is real, not one in an email. Be suspicious of any last-minute change in instructions.
Sources checked for this page
- CFPB: Closing Disclosure explainer
- CFPB: Loan Estimate explainer
- CFPB: what fees or charges are paid when closing on a mortgage
- CFPB: closing on your new home
Checked November 2026. Programs and limits change; confirm with the source before you rely on a figure.