Plug in a price and a down payment. We'll break the "scary number" into plain buckets so you walk in knowing what you'll actually need — no surprises on closing day.
Edit any field. Defaults are typical Texas ranges — your lender's Loan Estimate is the real source of truth.
Paid before closing. Earnest & option are typically credited back to you at closing.
Heads up: earnest money and the option fee are usually applied toward your cash to close — so you're not paying twice. Inspection & appraisal are typically separate costs.
Tap to expand. These are the same terms your lender and title company will use.
Your stake in the home, paid at closing. Loan programs range from 0% (VA/USDA, if eligible) to 20%+. Lower down payments are common for first-time and new-construction buyers.
Fees to finalize the loan and purchase — lender, title, recording, and more. Often 2–4% of the price, and sometimes partly covered by builder or seller credits.
Money set aside up front for property taxes and homeowner's insurance, so those big annual bills get paid on time from a monthly-funded account.
A good-faith deposit when you go under contract. It's held in escrow and credited toward your costs at closing when you follow the contract.
In Texas, a small fee that buys you a set number of days to inspect and back out for almost any reason — your early "escape hatch." Usually credited at closing.
Money a builder, seller, or lender contributes toward your closing costs or rate. These directly lower the cash you bring — and stacking them is what we do.
Send me a property or a price range and I'll pressure-test the real cash to close — and hunt the credits that shrink it.