Cash to close
What do I actually bring to closing?
Down payment is the number everyone knows. These are the ones that surprise people three days before closing.
1. The purchase
2. Carrying costs
3. Negotiable
Closing in September. Texas bills property tax in arrears each October, so the later in the year you close, the bigger the escrow cushion the lender collects.
Estimated cash to close
$68,847
Lender fees — shoppable
$6,555- Origination1% of loan
- $4,500
- Underwriting & processing
- $1,295
- AppraisalPaid to the appraiser
- $675
- Credit report
- $85
Third-party services
$1,290- Lender's title policySimultaneous-issue rate
- $100
- Escrow / closing fee
- $495
- SurveyOften waived if the seller's is current
- $550
- Recording
- $145
Prepaids & escrow — not a fee
$11,002- Prepaid interest~15 days
- $1,202
- Homeowner's insurance12 months, paid up front
- $2,400
- Tax escrow8 months held by the servicer
- $7,000
- Insurance escrow2-month cushion
- $400
Two things worth knowing
Title costs the same everywhere
Texas is a promulgated-rate state — the Department of Insurance sets title premiums, so shopping title companies on price is pointless. Shop the lender fees instead; those vary a lot.
Prepaids aren't lost money
Escrow and prepaid interest are your own money, held or applied on your behalf. Only the fees above are genuinely spent — which is why comparing lenders on “total closing costs” misleads.
Disclaimer: An estimate, not a Loan Estimate. Actual figures depend on your lender, title company, county, HOA transfer fees, and the contract you negotiate. Title premiums use the Texas promulgated schedule and are approximate. Survey, appraisal and escrow amounts are typical North Dallas figures. Not a commitment to lend.
Custom Analysis
Want a real fee sheet?
I'll price this with actual lender fees for your credit profile and county — and tell you what to ask the seller to cover.
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- Reply within one business day
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Loans by Vai
Reading a closing statement
Three categories, and only one of them is money you can negotiate down.
Lender fees are shoppable
Origination, underwriting and processing vary meaningfully between lenders. On a broker file, origination is frequently zero because the lender pays the compensation instead.
Title is fixed by the state
Texas promulgates title insurance rates, so every company charges identically. Anyone advertising a cheaper title policy is discounting something else, or is mistaken.
Ask the seller
Seller-paid closing costs are ordinary in a market with inventory, and builder concessions are often larger than anything you would gain from shopping rate.
Want the real numbers?
I'll price this with actual fees for your county and credit profile — and flag what to ask the seller to cover.