I feel like I'm missing something? Why is my cash-to-close so high?

Why is my cash-to-close so high?

You're looking at a cash-to-close amount that feels higher than expected. Cash-to-close includes your down payment plus closing costs, prepaid expenses like property taxes and homeowners insurance, and initial escrow deposits. The number can feel large because these costs add up quickly.

Start by checking your Closing Disclosure against your original Loan Estimate. Look at Section H (cash-to-close summary) and Section J (total closing costs). Compare the closing costs line by line—lender fees, title insurance, recording fees, and prepaid items. Property taxes and insurance premiums that cover several months upfront often make the total feel higher than people expect.

If any line items don't match your Loan Estimate or you have questions about specific charges, ask your lender for an itemized breakdown. Some costs like property taxes depend on your closing date and local tax cycles. Others like title insurance vary by loan amount and location. Your lender can walk you through each section and explain how the numbers were calculated, helping you understand what makes up that final cash-to-close amount.