Cash to close
The money a buyer typically brings to escrow besides the down payment, including lender fees, prepaid interest, prepaid insurance and tax impounds, title and escrow charges, and any transfer taxes the contract assigns to the buyer.
Home · Free tools · Closing costs and seller net
Southern California · November 14, 2026
Calculators
Closing costs and seller net calculator
Buyers need cash beyond the down payment, and sellers want a realistic net after commission, fees, taxes and credits. This calculator is a planning estimate using the figures you enter. It is not a Loan Estimate, a Closing Disclosure or a settlement statement, and title and escrow companies set their own fees.
Estimate · confirm with escrow
Closing costs and seller net sheet
All figures are estimates. Escrow, the title company, your Loan Estimate or Closing Disclosure, and the county recorder control. Transfer-tax rules and city thresholds change; Los Angeles ULA tiers in this tool follow commonly published July 2026–June 2027 amounts and should be confirmed. This is not a net-sheet from a title company.
Who this is for, and when to use it
Buyers who are assembling cash to close, sellers who are choosing a list price, and owners who are comparing a sale with a hold can use this page. Use it before you offer or list, then replace every line with figures from your lender, escrow and, for a seller, your listing agreement.
Key terms
Seller net
An estimate of what is left after paying off loans, commission, escrow and title, transfer taxes, and agreed credits.
Transfer tax
A city or county tax on the recorded conveyance. Who pays it is often a matter of local custom and the contract.
Owner's title insurance
A policy that protects the buyer; who pays for it also varies by county custom and the contract.
Loan Estimate
The official lender form that lists loan costs. This calculator does not replace it.
How to use this, step by step
- Enter a purchase or sale price and, for a buyer, a down payment and any lender-estimated loan fees you already have.
- Adjust title, escrow, transfer-tax and commission assumptions to match local custom or a written quote, rather than leaving figures you do not understand.
- Add credits, repairs or agreed seller payments if they are part of the deal.
- Read the buyer cash-to-close and the seller net as separate planning results.
- Compare the result with a lender Loan Estimate and an escrow worksheet as soon as those exist.
Costs, timelines, and common pitfalls
Title, escrow and transfer-tax amounts vary by county and by city, and commission is set by agreement, not by this page. Prepaid taxes and insurance can add a large cash amount at the beginning of a loan. Common pitfalls include forgetting the first year of insurance, assuming the seller will pay all title charges, or treating a planning default as a quote. A short closing period can also change prepaid interest.
County-by-county notes
Orange County
Local custom on title and escrow charges can differ from Los Angeles or inland counties. Confirm with the escrow officer on the file.
Los Angeles County
City transfer taxes in some incorporated cities can be material. Do not assume only the county tax applies.
Riverside County
Ask escrow about current recording and transfer charges, and whether a CFD or HOA demand will be collected at closing.
San Bernardino County
The same caution applies to HOA and special-tax demands, which can appear on the seller side.
San Diego County
Local custom and city taxes can differ from the inland counties. Use a written escrow estimate when you can.
Before you start
- Have a price, and for a buyer a down payment and a loan estimate if one exists.
- Ask how title and escrow fees and transfer taxes are customarily split in that county or city, then confirm in the contract.
- For a seller, have the loan payoff, commission agreement, and any credits you are considering.
- Budget for prepaid insurance and tax impounds if you are financing the purchase.
- Do not use this page in place of the official Loan Estimate or closing statement.
A short real-estate example
Questions
Is this a Loan Estimate?
No. Only your lender can issue a Loan Estimate. This page is a planning tool.
Who pays title insurance in Southern California?
It depends on county custom and what the parties agree to in the contract. Ask escrow and write it down.
Are commissions fixed?
No. Commission is agreed between the client and the broker, not set by this calculator or by law as a fixed rate.
Why is my cash to close higher than the down payment?
Lender fees, prepaid interest, insurance, tax impounds, and title or escrow charges are typically added.
Do city transfer taxes really matter?
In some cities they are a noticeable line item. Confirm with the recorder or escrow.
Can I use this for a cash purchase?
Yes. Set the loan-related fees to zero and keep the escrow, title and tax items that still apply.
Where should a first-time buyer look for help with cash to close?
Our down-payment assistance finder lists official programs we could verify.
Official resource links
We link only official government or court pages. Confirm the current version on the official site.
Questions about a specific home or transaction? Call or text 833-THIS-BROKER (833-842-7465), text us, or request a call. Dr. Hamid Rowshan, Choice of America. DRE #02004794, company DRE #02240008.
This page is general information for Southern California homeowners, buyers, sellers and renters. It is not legal, tax, insurance or lending advice, not a loan offer, and not a substitute for the official agency, court, lender or insurer that will handle your file. Rules, fees, maps and forms change. Confirm every figure and every filing with the official office before you act.