What's the difference between cash to close and reserves?

Cash to close is what you wire at closing (down payment, closing costs, prepaids, less credits and earnest money). Reserves are months of payments a lender wants you to keep after closing.

Cash-to-Close Calculator

What do I actually need at the table?

Estimate cash due at closing — down payment, closing costs, and prepaids, net of earnest money and credits — plus the reserves and renovation you'll want on hand. Add your cash available to see the surplus or shortfall.

Purchase

Purchase price

$

Down payment

%

Or enter a dollar amount below to override.

Down payment ($ override)

$

Closing costs

%

Credits, prepaids & reserves

Earnest money (already paid)

$

Seller credits

$

Lender credits

$

Prepaids (taxes/insurance)

$

Reserves

mo

Est. monthly payment

$

Renovation budget

$

Cash available (optional)

$

Your cash-to-close estimate appears here.
Enter a purchase price, then estimate.

Educational estimate only. Actual closing costs are itemized by the lender and title company. Not an offer. Full disclaimer.

Closing cash vs. reserves

Cash to close is what you wire to the table: down payment plus closing costs and prepaids, reduced by earnest money and any credits. Reserves are the months of payments a lender wants you to keep after closing — liquidity, not a closing cost. This tool keeps them separate so you can plan both.

If reserves look thin

Personal financial-readiness tools live at NorthReserve. When you're ready to move on a purchase, Kawsah can connect you with a professional.