The Rental Wire / Planning tools
Rental Property Cash to Close Calculator
Separate the money due at closing from the repairs and cash cushion you want after you buy.
Compare down-payment choices
These are cash-budget comparisons, not loan offers. Costs, repairs and your reserve stay fixed, so confirm how a different loan changes actual fees and monthly payments.
| Down payment | Amount | Total cash budget |
|---|---|---|
| 20% | $40,000 | $65,000 |
| 25% | $50,000 | $75,000 |
| 30% | $60,000 | $85,000 |
Cash to close and startup cash
Cash due at closing = down payment + closing fees + prepaids & escrow − allowed credits − deposit − listed costs already paid
Total cash to budget = down payment + net settlement costs + initial repairs + retained reserve
The deposit changes when you paid the money. It does not reduce the total purchase cost. Repairs paid after closing and cash kept in reserve belong in your overall plan, but they are separate from the settlement payment.
A worked example
A $200,000 property with 25% down requires $50,000 down. Add $8,500 in fees and prepaids and subtract $1,500 in credits: purchase cash is $57,000. After $6,000 already paid, $51,000 remains due at closing. Repairs of $12,000 and a $6,000 reserve bring the total budget to $75,000, or $69,000 still needed.
The CFPB’s Closing Disclosure explainer distinguishes settlement costs, deposits, credits and the final amount due. Use your lender and settlement agent’s figures for a real transaction.
Questions about the cash budget
Can I paste in “Total Closing Costs” from my loan estimate?
First check what it includes. That total may already contain prepaids, escrow and lender credits. This tool asks for separate gross fees and prepaids, then subtracts credits and your prior payments once. Splitting the estimate avoids counting the same dollars twice.
Do reserves count as money spent?
No. They are cash you plan to keep after closing and repairs. They belong in a cash budget, but are not a fee paid to buy the property. Keep them separate when calculating investment returns. Your operating plan determines how much of that cash is eventually used.
Is the reserve input a lender requirement?
It is your chosen cash cushion. Lender requirements depend on the program and other properties you finance. Fannie Mae’s reserve guidance, for example, measures qualifying reserves after funds to close have been deducted. Confirm the requirement for your actual loan.
What if the result is a refund at closing?
Prior payments can exceed the remaining settlement amount in a planning worksheet. The tool shows the signed result as an estimated refund and calls it out. Have the settlement agent reconcile the deposit, credits and already-paid items; do not assume a refund will be available. The funding comparison keeps that modeled refund out of your available cash.
Does this calculate taxes or financing approval?
No. It organizes the dollar amounts you enter. It does not estimate local transfer taxes, allowable credits, points, prorations, lender-required reserves or underwriting approval. Put known adjustments in the appropriate cost estimate and confirm the final settlement statement.