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 UFMIP is 1.75% financed. USDA guarantee fee is 1%. 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.
