Cash to close is the total amount of money a buyer needs to bring to the closing table to complete the purchase of a property. It is not simply the down payment — it includes the down payment plus all closing costs, prepaid items (taxes, insurance, per diem interest), and any other fees, minus credits from the seller, lender, or earnest money deposit already held in escrow.
For example, on a $400,000 home with a 10% down payment, the calculation might look like this: $40,000 down payment + $12,000 in closing costs + $5,000 in prepaid items = $57,000. Then subtract a $2,000 seller credit and the $10,000 earnest money already deposited, and the final cash to close is $45,000. This is the amount the buyer must wire or bring as a cashier's check to the closing.
The exact cash-to-close amount is calculated on the closing disclosure (CD), which the buyer receives at least three business days before closing under RESPA rules. This three-day window gives the buyer time to arrange funds, verify the figures, and ask questions. The CD also compares the final numbers to the initial Loan Estimate provided at application, highlighting any changes. If significant changes occur after the CD is delivered, a revised disclosure may be required, potentially delaying closing.
Wire transfers are the standard method for delivering cash to close for amounts over a few thousand dollars. The title company provides secure wire transfer instructions, and the buyer sends the funds from their bank to the title company's escrow account. Cashier's checks may also be accepted for smaller amounts. Personal checks are generally not accepted for closing funds because they take days to clear. It is critical to verify wire instructions through a secure channel to protect against wire fraud.
At Beycome Title, we provide wire instructions exclusively through our secure closing portal — never by email alone. We encourage every buyer to call our office and verify instructions before sending any funds. Our closing coordinators also review the cash-to-close calculation with buyers before the closing date, so there are no surprises. Use Beycome's closing cost calculator to get an early estimate, and request your free quote for an accurate breakdown specific to your transaction.