Down payment, closing costs, escrow setup, prepaid interest — every dollar between today and signing day. Built off real Michigan closing disclosures, dialed in for our summer/winter tax structure.
Estimate only. Your formal Loan Estimate is the official number — this is to plan around.
Every other cash-to-close calculator online uses generic national assumptions. Michigan's summer-and-winter tax structure breaks those. This one was calibrated against actual closing disclosures from Wayne, Oakland, and Jackson counties.
Most calculators ask for one tax number. Michigan bills you twice — summer (due ~Sept) and winter (due ~Feb) — and the months of each that a lender escrows at closing depends on when you close. This one auto-calculates the right months for both bills based on your closing date.
State recording tax, title lender's policy, settlement fee, credit report ($132), flood / MERS / tax cert ($120), underwriting, broker compliance — calibrated against the actual line items I've seen on dozens of CDs this year. No appraisal — you pay that upfront, not at the table.
FHA collects 4 months of homeowner's insurance vs. 3 for everyone else. VA funding fee varies by first vs. subsequent use and down payment. FHA upfront MIP and the USDA guarantee fee are financed into the loan. PMI scales with your credit score and LTV. All of that is wired in — no manual lookup.
"Rob walked us through every number before we even wrote an offer. We knew our cash-to-close to the dollar — no surprises at closing."
An estimate gets you in the ballpark. A real quote — with your actual rate, fees, and program — takes about 10 minutes by phone.
