Quick answer: What is Cash to Close?
CFPB defines the Closing Disclosure's Cash to Close as the amount you must pay at closing in addition to money already paid. For most mortgage transactions, use your Closing Disclosure—not a generic Dallas percentage.
Geography: Texas / DFW transaction context · Reviewed: October 7, 2026 · CFPB Closing Disclosure explainer
1. Start with the Loan Estimate, not an internet average
For most covered mortgage loans, CFPB says buyers receive a Loan Estimate early in the application process. It organizes estimated loan costs, other costs, credits, funds from the borrower and estimated Cash to Close. Use it as your working estimate.
Source: CFPB Know Before You Owe disclosures
2. Separate money already paid from money still due
Earnest money
Earnest money is delivered under the purchase contract and generally shows the buyer's contractual deposit.
Option fee
Under TREC's standard resale contract, the option fee supports the negotiated termination option when properly delivered. TREC says the standard form generally requires earnest money and the option fee to be delivered to the escrow agent within three days after the effective date, subject to the contract's rules. Your signed contract controls.
Source: TREC earnest-money and option-fee FAQ
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Dallas Cash-to-Close Planner
Enter figures from your own estimate and contract. Nothing is submitted to Amoni.
Estimated remaining closing funds
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Paid-before-closing total
$0
Closing items entered
$0
Credits and money already paid
$0
Your Closing Disclosure controls the final mortgage Cash to Close. This estimate uses only what you enter and does not determine contract entitlement to any deposit or credit.
3. Know the difference between closing costs and prepaids
Closing costs are upfront costs to obtain the loan and transfer ownership. Prepaid interest, insurance and initial escrow funding are different from a fee for a service. Read each label on your Loan Estimate and Closing Disclosure.
4. Compare the Closing Disclosure with the Loan Estimate
CFPB says most mortgage borrowers must receive the Closing Disclosure at least three business days before closing. Compare the loan amount, rate, payment, costs, credits and Cash to Close. Ask about unexpected changes before signing.
Sources: CFPB document review and Closing Disclosure timing.
5. Do not count earnest money twice
If final figures already credit earnest money, do not subtract it again in a personal spreadsheet. The same warning applies to any deposit or credit.
6. Read Texas title-insurance costs carefully
TDI regulates Texas title-insurance policy premiums. TDI says companies charge the same premium for the same policy amount, the buyer and seller may negotiate who pays the owner-policy premium, and other closing or escrow fees can vary.
Sources: TDI title insurance FAQ and 2026 basic premium rates.
7. Cash buyers follow a different document path
A cash buyer does not have lender costs or a lender-issued Closing Disclosure, but cash does not mean no closing costs. Request a written settlement estimate and account for negotiated title costs, recording and settlement charges, prorations, due diligence and ownership costs.
8. Keep a reserve beyond Cash to Close
Cash to Close is a transaction number, not your complete safety margin. Keep moving, repairs, maintenance and emergency reserves separate. Use the Mortgage Calculator for payment assumptions and the fixer-upper guide for renovation planning.
A simple Dallas buyer process
- Get the current Loan Estimate.
- List earnest money, option fee and other amounts already paid.
- Separate fees from prepaids and escrow.
- Keep pre-closing spending visible.
- Update your plan when disclosures change.
- Review the Closing Disclosure at least three business days before closing.
- Compare Cash to Close with verified available funds.
- Ask about unexpected changes before signing.
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FAQs
Is my down payment the same as Cash to Close?
No. Cash to Close can include down payment, other costs and prepaids, minus credits and money already paid.
Is earnest money an extra closing cost?
Earnest money is a contractual deposit, not automatically an extra fee. Final settlement figures should account for applicable money already paid.
When do I know the final Cash to Close?
For most covered mortgage transactions, CFPB says the Closing Disclosure must be received at least three business days before closing.
Are Texas title-insurance rates negotiable?
TDI sets regulated policy-premium rates. The parties can negotiate who pays the owner-policy premium, while other closing fees can vary.
Should I wire money from last-minute emailed instructions?
Verify wiring instructions independently with the title or settlement company through a trusted contact method.