Cash to Close and Seller Credit Calculator

How much cash does the buyer bring to closing, and how much of a seller credit can they actually use? Enter the price, the down payment and the loan type to see the cash due at closing, the most the seller can pay for that loan type, and what to do when a credit is bigger than the costs.

Cash to close and seller credit calculator

How much cash does the buyer bring, and how much can the seller pay?

Add up the down payment, closing costs and prepaids, then take off the earnest money and credits. See the most the seller can pay for the loan type, how much of the credit the buyer can actually use, and how extra credit can go toward a rate buydown.

The purchase
Dollar amount
If it came in under the price
Costs
Lender, title, appraisal and recording fees. Not sure? Ask me.
Prepaid interest, first year of insurance, tax and insurance reserves
Credits and money already paid
Asked for or agreed in the contract. Checked against the loan type’s limit.
Any other credit written into the contract
Use extra seller credit for a rate buydown (optional)
From your Loan Estimate. Leave blank to estimate a 2-1 or 1-0 from the rate.
Only used to estimate a buydown cost. Ask me for today’s rate.
Have Peter run real numbers: 970-828-1610Send me a message

Seller credit limits from Fannie Mae’s Selling Guide (B3-4.1-02), HUD 4000.1, VA and USDA rules as of October 2026. Sharing creates a link with the numbers you entered, so someone else can open the same results. Nothing you enter is saved on this site. These are estimates from the numbers you enter, not a loan offer or a rate quote. Your actual rate, payment and costs depend on your credit, the loan program and the property.

'; var w=null;try{w=window.open('','_blank');}catch(e){}if(!w)return false;w.document.open();w.document.write(html);w.document.close();return true;} /* ---------- Buyer cash to close ---------- */ function initCashClose(root){ var out=root.querySelector('.amm-result'); wire(root,'calc_cashclose',function(){ var price=val(root,'k_price'),down=val(root,'k_down'),prog=val(root,'k_prog')||1,appr=val(root,'k_val'),cc=val(root,'k_cc'),pre=val(root,'k_pre'),em=val(root,'k_em'),sell=val(root,'k_sell'),lend=val(root,'k_lend'),oth=val(root,'k_oth'),rate=val(root,'k_rate'),term=val(root,'k_term')||30,bd=val(root,'k_bd')||1,BDN={2:'2-1 temporary buydown',3:'1-0 temporary buydown',4:'Discount points (permanent buydown)'}; if(!price||!has(root,'k_down')||down>=price){out.innerHTML=NEED;return false;} var loan=price-down,hasR=has(root,'k_rate'),bdEst=function(t){if(!hasR)return 0;var P=pmt(loan,rate,term*12),s=0;if(t===2)s=12*(P-pmt(loan,Math.max(rate-2,0),term*12))+12*(P-pmt(loan,Math.max(rate-1,0),term*12));else if(t===3)s=12*(P-pmt(loan,Math.max(rate-1,0),term*12));return s;}; var bdC=bd>1?(has(root,'k_bdc')?val(root,'k_bdc'):bdEst(bd)):0,bdEstd=bd>1&&!has(root,'k_bdc')&&bdC>0; var costs=cc+pre+bdC,cap=concCap(prog,price,appr,loan),rule=cap.va?cc+(bd===4?bdC:0)+cap.max:cap.max,sellOk=Math.min(sell,rule),over=Math.max(sell-rule,0); var credTot=sellOk+lend+oth,credUse=Math.min(credTot,costs),unused=credTot-credUse,need=down+costs-credUse,atClose=need-em; var K='Your cash to close estimate',oc=Math.min(lend+oth,costs),sellUse=Math.max(0,Math.min(sellOk,costs-oc)),more=Math.max(Math.min(rule,costs-oc)-sell,0),lostS=Math.max(sell-sellUse,0); var h=K+'
Due at closing'+money(Math.max(atClose,0))+'after the earnest money already deposited
Total from the buyer'+money(need)+'earnest money plus cash at closing
'; var AL='',ALe=[];if(lostS>0.5){var X=lostS,np,nc;for(var it=0;it<8;it++){np=price-X;var ncap=concCap(prog,np,appr>0?Math.min(appr,np):0,Math.max(np-down,0)),nrule=ncap.va?cc+(bd===4?bdC:0)+ncap.max:ncap.max;X=Math.max(lostS,sell-Math.min(nrule,costs-oc));}X=Math.ceil(X);np=price-X;nc=sell-X;var e21=bdEst(2),e10=bdEst(3),opts=[],uS=Math.max(lostS-over,0),pn=PROGS[prog],ttl,why; if(over>0.5&&uS>0.5){ttl='Seller credit is '+money(over)+' over the limit, and another '+money(uS)+' is more than the buyer’s costs';why='The limit for '+pn+' is '+money(rule)+'. On top of that, credits can only pay real costs, not the down payment. In all, '+money(lostS)+' of the credit can’t be used.';} else if(over>0.5){ttl='Seller credit is '+money(over)+' over the '+pn+' limit';why='The most the seller can pay here is '+money(rule)+'. '+(prog<=2?'Fannie Mae treats anything over the limit as a price reduction, which changes the price used for the loan, so the contract usually has to be fixed before closing.':'The extra can’t be used, so the contract usually has to be fixed before closing.');} else{ttl=money(lostS)+' of the seller credit won’t be used';why='The credit is within the '+pn+' limit, but it’s more than the buyer’s costs. Credits can’t go toward the down payment or come back to the buyer as cash.';} if(over>0.5)opts.push('Lower the seller credit to '+money(Math.min(rule,costs-oc))+(costs-oc0.5)opts.push('Add a rate buydown with the '+money(uS)+' that’s under the limit but over the costs. '+(hasR?(bd>1?'There’s room for about '+money(uS)+' more in buydown costs.':'A 2-1 buydown would cost about '+money(e21)+(e21<=uS+0.5?' and fits.':', more than that. A 1-0 (about '+money(e10)+')'+(e10<=uS+0.5?' fits':' or some discount points could fit')+'.')):'Pick a buydown below and enter the rate to see what fits.')+' It lowers the buyer’s payment.'+(over>0.5?' A buydown can’t absorb the part over the limit; it counts toward the limit too.':'')); else if(over>0.5)opts.push('A rate buydown won’t help here. Seller-paid buydowns count toward the same limit.'); opts.push('Lower the price and the credit together by '+money(X)+': price '+money(np)+', seller credit '+money(nc)+'. The seller nets the same, the whole credit can be used, and the buyer’s loan drops by '+money(X)+'.'); if(uS>0.5)opts.push('Check the costs. If the Loan Estimate shows more closing costs or prepaids than entered here, more of the credit can be used.'); ALe=[[plain(ttl),'']].concat(opts.map(function(o){return ['',plain(o)];}));AL='
'+ttl+''+why+' Options:
    ';opts.forEach(function(o){AL+='
  • '+o+'
    • ';});AL+='
';} h+='
Most the seller can pay'+money(cap.max)+''+cap.pct+'% of the '+(prog===5?'price':(appr>0&&appr
Seller credit the buyer can use'+money(sellUse)+''+(lostS>0.5?(over>0.5?money(over)+' over the limit'+(lostS-over>0.5?', '+money(lostS-over)+' over the costs':''):money(lostS)+' more than the costs'):more>0.5?'room for '+money(more)+' more, at these costs':sell>0.5?'all of it':'no seller credit entered')+'
'+AL; var uses=[['Down payment',down,'#546e51'],['Closing costs',cc,'#8fae8b'],['Prepaids and escrow',pre,'#c9b27c'],['Rate buydown',bdC,'#7e9cb3']].filter(function(x){return x[1]>0.5;}),tot=down+costs; var src=[['Credits',credUse,'#7e9cb3'],['Earnest money',Math.min(em,need),'#b98f86'],['Cash at closing',Math.max(atClose,0),'#c9a27a']].filter(function(x){return x[1]>0.5;}); h+='
What it costs: '+money(tot)+'
'+segs(uses,tot)+'
';uses.forEach(function(x){h+=''+x[0]+': '+money(x[1])+'';});h+='
'; h+='
How it gets paid
'+segs(src,Math.max(tot,1))+'
';src.forEach(function(x){h+=''+x[0]+': '+money(x[1])+'';});h+='
'; var W=[['Purchase price',price,1],['Loan amount',loan,1],['Down payment',down],['Closing costs',cc],['Prepaids and escrow',pre]];if(bdC>0.5)W.push([BDN[bd]+(bdEstd?' (estimate)':''),bdC]);W.push(['Total needed',tot,2]); if(sellOk>0.5)W.push(['Seller credit'+(over>0.5?' (up to the program limit)':''),-sellOk]); if(lend>0.5)W.push(['Lender credit',-lend]);if(oth>0.5)W.push(['Other credits',-oth]); if(unused>0.5)W.push(['Credits that can’t be used (more than the costs)',unused]); if(em>0.5)W.push(['Earnest money already deposited',-Math.min(em,need)]); W.push(['Cash due at closing',Math.max(atClose,0),2]); var CT='';[1,2,3,4,5].forEach(function(p){var x=concCap(p,price,appr,loan);CT+='';});CT+='
Loan typeLimitMax credit
'+PROGS[p]+''+x.pct+'%'+(x.va?' + costs':'')+''+money(x.max)+'
'; h+='
Cash to close worksheet
'+wsTable(W)+'
'; h+='
Seller credit limit under each loan type
'+CT+'

Same price and down payment for every row. Conventional limits change with the down payment. VA also allows the buyer’s normal closing costs and points on top of the 4%.

'; var bl=[]; bl.push(['Seller credit limit',cap.va?'for a VA loan the seller can pay the buyer’s normal closing costs and discount points, plus up to 4% of the value ('+money(cap.max)+') in other concessions like prepaids.':'up to '+cap.pct+'% of the '+(prog===5?'price':(appr>0&&appr0.5)bl.push(['Over the limit','the seller credit is '+money(over)+' more than the program allows. That part can’t be used'+(prog<=2?'; Fannie Mae treats it as a price reduction, which can change the loan amount.':'. Lower the credit or lower the price instead.')]); if(unused>0.5)bl.push(['Credits more than the costs','credits can only pay closing costs, prepaids and a rate buydown, not the down payment, so '+money(unused)+' would go unused. See the options in the alert.']); if(bd>1&&bdC>0.5)bl.push(['Rate buydown',BDN[bd]+(bdEstd?', about '+money(bdC)+' (estimated from the '+rate+'% rate you entered: the payment difference for '+(bd===2?'the first 2 years':'the first year')+')':', '+money(bdC))+'. '+(bd===4?'It lowers the rate for the life of the loan.':'The payment steps up to the full rate after '+(bd===2?'2 years':'1 year')+'; most loans qualify the buyer at the full rate.')+' It counts toward the seller credit limit'+(cap.va&&bd===4?' only for VA temporary buydowns, not discount points':'')+'. Not every loan program allows every buydown type.']); if(bd>1&&!bdC)bl.push(['Rate buydown',bd===4?'enter the cost of the points (each point usually costs 1% of the loan amount).':'enter the rate to estimate the buydown cost, or type the cost from your Loan Estimate.']); if(atClose<-0.5)bl.push(['Earnest money','the earnest money is more than what’s needed, so about '+money(-atClose)+' would come back to the buyer at closing.']); if(!cc&&!pre)bl.push(['Not counted yet','closing costs and prepaids. Ask me for a Loan Estimate-style number for this price and loan type.']); bl.push(['What the seller credit can pay for','closing costs, prepaid taxes and insurance, and a rate buydown. Not the down payment or the savings a buyer needs left after closing.']); if(prog<=2)bl.push(['Conventional limits','3% when the loan is over 90% of the value, 6% from over 75% to 90%, 9% at 75% or less, and 2% for investment properties, based on the lower of the price or appraised value.']); bl.push(['Savings left after closing','some loans need money left in the bank after closing (reserves). Don’t spend it all on the down payment.']); bl.push(['Wiring the money','call the title company at a number you already know to confirm wire instructions. Wire fraud targets home buyers.']); h+=blist(bl)+'

Upfront mortgage insurance or funding fees that are added to the loan aren’t counted here. A Loan Estimate gives the exact figures.

'; var e=[['Cash due at closing',money(Math.max(atClose,0))],['Total from the buyer (earnest money plus cash at closing)',money(need)],['Most the seller can pay ('+cap.pct+'%'+(cap.va?' plus normal closing costs and points':'')+')',money(cap.max)],['Seller credit the buyer can use'+(lostS>0.5?' ('+money(lostS)+' can’t be used)':more>0.5?' (room for '+money(more)+' more)':''),money(sellUse)],['Loan type',PROGS[prog]]];if(bd>1&&bdC>0.5)e.push(['Rate buydown',BDN[bd]+': '+money(bdC)]);e=e.concat(ALe);e.push(['The bottom line','']);bl.forEach(function(b){if(/^(Conventional limits|Savings left|Wiring|What the seller credit)/.test(b[0])||(ALe.length&&/^(Over the limit|Credits more than the costs)/.test(b[0])))return;e.push(['',plain(b[0]+': '+b[1])]);}); out.innerHTML=h+emDiv(e);return true; }); } /* ---------- Offer comparison (listing side) ---------- */ function initOffers(root){ var out=root.querySelector('.amm-result'),L=['a','b','c'],TYPES={1:'Cash',2:'Conventional',3:'FHA',4:'VA',5:'USDA',6:'Jumbo or other'}; wire(root,'calc_offers',function(){ var fee=val(root,'o_fee'),oc=val(root,'o_costs'),pay=val(root,'o_pay'),appr=val(root,'o_appr'); var offs=L.map(function(k,i){var p=val(root,'o_p'+k);if(!p)return null;var t=val(root,'o_t'+k)||0,cr=val(root,'o_c'+k),bf=val(root,'o_b'+k),g=val(root,'o_g'+k),d=val(root,'o_d'+k),em=val(root,'o_e'+k),hs=val(root,'o_h'+k)===2; var net=function(pr){return pr-cr-bf-pr*fee/100-oc-pay;};var fin=t!==1,low=appr>0&&fin&&appra.net?b:a;}),useLow=offs.some(function(o){return o.low;}),bestL=offs.reduce(function(a,b){return b.lnet>a.lnet?b:a;}); var h='Estimated net to the seller
'; offs.forEach(function(o){h+='
Offer '+o.k+''+(offs.length>1&&o===best?' Highest net':'')+'Net to seller'+money(o.net)+'

'+money(o.p)+' price'+(o.cr>0.5?', '+money(o.cr)+' credit':'')+'

'+(o.t?TYPES[o.t]:'Financing not entered')+(o.d?', '+o.d+' days to close':'')+'

'+(o.low?'

If the appraisal is '+money(appr)+': '+money(o.lnet)+'

':'')+'
';}); h+='
'; var bars=offs.map(function(o){return ['Offer '+o.k,Math.max(o.net,0),o.i===1?'#c9a27a':o.i===2?'#7e9cb3':'#546e51'];}),mx=Math.max.apply(null,bars.map(function(b){return b[1];}).concat([1])); if(offs.length>1){h+='
Net to seller side by side
';bars.forEach(function(b){h+=hbar(b[0],b[1],mx,b[2]);});} var R=[['Price',function(o){return money(o.p);}],['Seller credit to buyer',function(o){return o.cr>0.5?'−'+money(o.cr):'$0';}],['Buyer’s agent fee paid by seller',function(o){return o.bf>0.5?'−'+money(o.bf):'$0';}],['Listing fee ('+pct1(fee)+')',function(o){return '−'+money(o.p*fee/100);}],['Other selling costs',function(){return '−'+money(oc);}],['Mortgage payoff',function(){return '−'+money(pay);}],['Net to seller',function(o){return money(o.net);},1]]; if(useLow){R.push(['If the appraisal is '+money(appr)+': likely price',function(o){return o.fin?(o.low?money(o.lp):money(o.p)):money(o.p)+' (no appraisal)';}],['Net at that price',function(o){return money(o.lnet);},1]);} R.push(['Financing',function(o){return o.t?TYPES[o.t]:'—';}],['Appraisal gap coverage',function(o){return o.fin?(o.g>0.5?money(o.g):'None'):'Not needed';}],['Earnest money',function(o){return o.em>0.5?money(o.em):'—';}],['Days to close',function(o){return o.d?String(o.d):'—';}],['Must sell a home first',function(o){return o.hs?'Yes':'No';}]); var t='';offs.forEach(function(o){t+='';});t+='';R.forEach(function(r){t+='';offs.forEach(function(o){t+='';});t+='';});t+='
Offer '+o.k+'
'+r[0]+''+r[1](o)+'
'; h+='
Offers side by side
'+t+'
'; var bl=[]; if(offs.length>1)bl.push(['Highest net',useLow&&bestL!==best?'Offer '+best.k+' at the contract prices, but Offer '+bestL.k+' if the appraisal comes in at '+money(appr)+'.':'Offer '+best.k+', '+money(best.net-offs.filter(function(o){return o!==best;}).reduce(function(a,b){return b.net>a.net?b:a;}).net)+' more than the next offer.']); if(useLow)bl.push(['Low appraisal','a buyer with a loan has to cover any gap between the price and the appraisal in cash, up to the coverage in the offer. Past that, the price usually gets renegotiated. This assumes the seller accepts the lower price.']); bl.push(['Check the approval','ask each buyer’s lender what has been reviewed so far: credit, income and assets, or a full underwriting approval. That says more about closing on time than the loan type does.']); if(offs.some(function(o){return o.hs;}))bl.push(['Home sale contingency','an offer that depends on the buyer selling a home has one more step that has to happen first. Ask where that sale stands.']); bl.push(['Not counted','repair requests after the inspection, a rent-back, and the property taxes and HOA dues prorated at closing.']); h+=blist(bl); var e=[['Listing fee',pct1(fee)],['Other selling costs',money(oc)],['Mortgage payoff',money(pay)]];if(appr>0)e.push(['Appraisal scenario',money(appr)]);offs.forEach(function(o){e.push(['Offer '+o.k+' price',money(o.p)+(o.cr>0.5?', '+money(o.cr)+' seller credit':'')+(o.bf>0.5?', '+money(o.bf)+' buyer agent fee':'')]);e.push(['Offer '+o.k+' net to seller',money(o.net)+(o.low?' ('+money(o.lnet)+' if the appraisal is '+money(appr)+')':'')]);e.push(['Offer '+o.k+' terms',(o.t?TYPES[o.t]:'Financing not entered')+(o.d?', '+o.d+' days':'')+(o.hs?', must sell a home first':'')]);});e.push(['The bottom line','']);bl.forEach(function(b){e.push(['',plain(b[0]+': '+b[1])]);}); out.innerHTML=h+emDiv(e.slice(0,30));return true; }); } function boot(){document.querySelectorAll('[data-amm-calc]').forEach(function(el){if(el.__ammc)return;el.__ammc=1;var t=el.getAttribute('data-amm-calc');({payment:initPayment,biweekly:initBiweekly,afford:initAfford,amort:initAmort,refi:initRefi,compare:initCompare,dti:initDti,rentbuy:initRentBuy,points:initPoints,buydown:initBuydown,rental:initRental,refiready:initRefiReady,reno:initReno,cashclose:initCashClose,offers:initOffers})[t](el);});} if(document.readyState==='loading')document.addEventListener('DOMContentLoaded',boot);else boot(); })();

What cash to close includes

Cash to close is everything the buyer brings to the closing table:

  • The down payment.
  • Closing costs: lender, title, appraisal and recording fees.
  • Prepaids and escrow: prepaid interest, the first year of homeowners insurance, and the starting tax and insurance reserves.

The earnest money already deposited and any credits from the seller or lender come off that total. What’s left is the amount the buyer wires to the title company before closing.

How seller credits work

A seller credit, also called a seller concession, lets the seller pay some of the buyer’s costs. Every loan type caps how much:

  • Conventional, a home the buyer will live in or a second home: 3%, 6% or 9% of the price, depending on the down payment.
  • Conventional, investment property: 2%.
  • FHA: 6%.
  • VA: the seller can pay the buyer’s normal closing costs and discount points, plus up to 4% in other concessions.
  • USDA: 6% of the sales price.

The limits are based on the lower of the price or the appraised value. A credit can only pay real costs. It can’t go toward the down payment or the savings a buyer needs after closing, and it can’t come back to the buyer as cash.

When the seller credit is too big

The calculator flags two different problems:

  • Over the limit for the loan type. The extra can’t be used, and the contract usually has to be fixed before closing. A rate buydown won’t help, because a seller-paid buydown counts toward the same limit.
  • Within the limit but more than the buyer’s costs. For example, if the seller agreed to $24,000 and the buyer’s costs are $9,000, $15,000 would be lost.

Either way, there are better uses for that money, and the calculator shows them for your numbers:

  • Put the extra toward a rate buydown. A 2-1 or 1-0 temporary buydown, or discount points, counts as a closing cost and lowers the buyer’s payment. The calculator estimates the cost of a 2-1 or 1-0 from the rate you enter. Want to compare a buydown with a lower price instead? Try the buydown vs. price reduction calculator.
  • Lower the price and the credit together. The seller nets the same, the whole credit gets used, and the buyer borrows less.
  • Check the costs. If the Loan Estimate shows more closing costs or prepaids, more of the credit can be used.

For agents

Run the numbers before you write the offer or answer a counter, so the credit you ask for is one the buyer can use. Then click Print for a clean one-page summary, or Email these results to send it to your client. Add your own email address and replies come to you. Listing with several offers? The offer comparison calculator shows the seller’s net for each. More tools for agents are on the For Agents page, and every calculator is on the calculators page.

Want exact numbers for a specific home? I can run them with your buyer’s real loan options. Call or text 970-828-1610, or start with a pre-approval.

Questions about cash to close and seller credits

What is cash to close?

It’s the total the buyer brings to closing: the down payment plus closing costs and prepaids, minus the earnest money already paid and any credits. Your Closing Disclosure shows the final figure at least three business days before closing.

How much can a seller pay toward closing costs?

It depends on the loan type. Conventional loans allow 3%, 6% or 9% depending on the down payment, and 2% for investment properties. FHA and USDA allow 6%. VA allows the buyer’s normal closing costs and discount points plus up to 4% in other concessions.

What happens if the seller credit is more than the closing costs?

The extra can’t be used for the down payment or paid to the buyer. It’s usually lost unless it’s put toward a rate buydown, or the price and the credit are both lowered by the same amount.

Can a seller credit pay for a rate buydown?

Yes. A seller-paid temporary buydown or discount points count as a closing cost. They also count toward the seller credit limit, and not every loan program allows every buydown type.

Does earnest money count toward cash to close?

Yes. The earnest money is credited at closing, so it reduces the amount still due. If it’s more than what’s needed, the difference comes back to the buyer.