Escrow Withholding Calculator
See how many months of property tax escrow your lender will collect when you close on your home. Results are based on your state's tax schedule, your county, and the month you plan to close.
Type your county name above to see how many months of escrow your lender will collect at closing.
How to Use This Calculator
Select Your State
Choose the state where you plan to buy. Property tax due dates are set at the state level in most of the country.
Enter Your County
If your state has county-level variations (like Illinois, New York, or Pennsylvania), enter your county name for a more specific result. If you leave it blank, you'll get the statewide default.
Pick Your Closing Month
Select the month you expect to close. The calculator defaults to the current month, but you can compare any month to find the timing that works best for your budget.
Review the 12-Month Grid
The grid shows escrow months for every closing month at a glance. Green highlights the lowest, amber highlights the highest. Click any month to switch your selection.
Add Your Annual Tax (Optional)
Enter your expected annual property tax to see the escrow deposit in dollars. You can find this on the listing, on the county assessor's website, or by asking your real estate agent.
What Determines Your Escrow at Closing?
Your State's Tax Schedule
Property tax collection varies across the country. Your lender disburses from your escrow account to match your local schedule.
- Annual collection
- One payment per year (for example, Texas in January, Florida in November). Escrow ranges from 3 to 14 months depending on when you close.
- Semi-annual collection
- Two payments per year (for example, California in November and April). Escrow ranges from 3 to 9 months.
- Quarterly collection
- Four payments per year (for example, New Jersey and Massachusetts). Escrow ranges from 3 to 5 months — the friendliest for cash to close.
When You Close
Closing month is the single biggest variable in your escrow deposit. The same house in the same state can require anywhere from 3 to 14 months of escrow depending on timing.
- Close right after a tax due date
- Your lender has many months to collect escrow from your regular payments before the next bill. You bring less to closing.
- Close right before a tax due date
- The lender needs a large upfront deposit because there isn't time to build up the account. You bring more to closing.
- The two-month RESPA cushion
- Federal law lets lenders hold up to two extra months in your escrow account as a buffer. Most lenders collect the full cushion.
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Use Tool→Frequently Asked Questions
What is an escrow withholding at closing?
When you buy a home with a mortgage, your lender sets up an escrow account to pay property taxes and homeowners insurance on your behalf. At closing, the lender collects an initial deposit into this account so there are enough funds to cover the next tax bill when it comes due.
Why does the number of escrow months vary by state?
Each state has different property tax due dates. Some states collect taxes once a year, others twice, and a few collect quarterly. The timing of these due dates relative to your closing month determines how many months the lender needs to pre-collect.
Why does my closing month matter for escrow?
If you close right after a tax due date, the lender has many months of your regular mortgage payments to build up the escrow balance before the next bill. If you close right before a due date, the lender needs a larger upfront deposit because there isn't time to accumulate funds from your monthly payments.
What is the two-month escrow cushion?
Under RESPA (the Real Estate Settlement Procedures Act), lenders can maintain a cushion of up to two months of escrow payments in your account as a safety buffer. Most lenders collect this full two-month cushion at closing.
Can I avoid paying escrow at closing?
The escrow deposit is a standard part of most mortgage closings. Some lenders may offer an escrow waiver for borrowers with strong credit and at least 20% equity, but this typically comes with a slightly higher interest rate. Even with a waiver, you're still responsible for paying property taxes directly.
What does it mean when the calculator shows 13 or 14 months?
Values above 12 months happen when you close shortly before a tax due date. In practice, the current tax bill is usually paid directly at closing from the sale proceeds. Your title company and lender will coordinate how this is handled on your Closing Disclosure.
Is the escrow deposit part of my down payment?
No. Your down payment and escrow deposit are separate line items on your Closing Disclosure. The down payment goes toward the home's purchase price, while the escrow deposit funds the account your lender uses to pay taxes and insurance.
How is this calculation done?
This calculator uses the RESPA Section 10 aggregate accounting method (12 CFR 1024.17) with a two-month lender cushion. It projects your escrow account balance month by month, accounting for your monthly contributions and the lender's tax disbursements, then calculates the initial deposit needed to keep the account funded.
Does escrow include homeowners insurance?
Yes, your escrow account typically covers both property taxes and homeowners insurance. This calculator focuses on the property tax portion because tax due dates vary by location. Insurance premiums are usually prepaid separately at closing (typically 12-14 months).
What if my county has different tax due dates than the state default?
Enter your county name in the calculator. We track county-level variations for states where due dates differ significantly, including Illinois, New York, Ohio, Pennsylvania, Georgia, Maryland, and Virginia. If your county isn't listed, the state default applies.
Learn More About Escrow
What is Escrow?
How escrow accounts work, what they cover, and why your lender requires one.
Read more→What's the Point of an Escrow Account?
Why your lender won't let you pay property taxes on your own, and how escrow protects both sides.
Read more→How Does a Servicer Calculate Escrow?
The annual escrow analysis, how cushions work, and why your payment can change year to year.
Read more→Why Can My Payment Change After Closing?
Your rate is locked, but your escrow amount can shift. Here is why and what to expect.
Read more→What Are Prepaid Expenses?
The upfront costs at closing that fund your escrow account and cover the gap before your first payment.
Read more→What is PITI?
Principal, interest, taxes, and insurance — the four parts of your monthly mortgage payment.
Read more→Have questions about closing costs?
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