Buyer calculators
Estimate the cash you need at the closing table, including down payment, closing costs, prepaids, reserves, and move-in repairs, less your earnest money credit. Add your available cash to check readiness. This is a planning tool.
A calculator is a starting point. Get a full picture with a direct review of payoff, taxes, title, condition, and timing.
Enter the purchase price and your down payment and cost percentages. Add your available cash to see whether funds and reserves line up.
Reviewed and updated June 2026
Sellers take the strongest buyers seriously. Knowing your cash to close, keeping a reserve, and lining up financing before you write an offer makes a private showing or an off-market deal far more likely to move forward. This tool helps you check that the money lines up.
The headline is the estimated cash to close, and the cushion or shortfall row tells you whether your funds and reserves line up.
Cash to close is the total money a buyer brings to closing. It starts with the down payment, then adds closing costs, prepaids such as the first insurance premium and escrow setup, any move-in repairs you plan to fund, and a reserve so you are not emptied out on closing day. The earnest money you already paid is credited back, so it lowers the cash you bring.
Lenders also look at reserves after closing, so a cushion strengthens your file. Enter your available cash to see whether you clear the estimated cash to close with room to spare, then adjust the down payment, reserves, or timeline if the numbers are tight. Confirm the binding figures with your lender and the closing disclosure.
It is the total amount of money a buyer brings to the closing table. It includes the down payment, closing costs, prepaids and escrow setup, any planned move-in repairs, and a reserve, minus the earnest money already paid.
Buyer closing costs commonly run about 2 to 5 percent of the purchase price, depending on the loan, title charges, and transfer tax allocation. This tool lets you set the percentage and add prepaids separately.
Yes. Earnest money you already paid is credited toward your purchase at closing, so it reduces the additional cash you need to bring on closing day.
No. It is a planning estimate. Your lender provides a binding cash-to-close figure on the closing disclosure before closing. Use this tool to plan and compare, then confirm with your lender.
The down payment is only one piece. Cash to close is the down payment plus closing costs, prepaid taxes and insurance, and any required reserves, minus the earnest money you already deposited. It is the total you actually bring to the closing table.
Many lenders want to see at least a few months of housing payments left in reserve after closing, and some loan types require more. Reserves protect against early surprises, and a thin cushion can stall an approval even when the down payment is fully covered.
This calculator is general information for Chicago-area owners, buyers, and investors. It is not legal, tax, lending, appraisal, or brokerage advice, and rates or rules can change. Verify figures with the appropriate professionals before money moves or documents are signed. Your binding cash to close is provided by your lender on the closing disclosure.