The cash that actually has to leave your account before you move in.
“How much do I need saved?” is the question that stops most first-time buyers. We answer it with one headline number, then show the friendly breakdown so nothing is a mystery.
From the price and your loan type, we work out your down payment (as low as 3% on a conventional loan, 3.5% FHA, 0% for eligible VA), then add closing costs (title, escrow, appraisal and lender fees) shown as a range. Those two together are your cash to close - the money that leaves your account.
We keep reserves (money the lender wants you to still have in the bank afterward) shown separately, so a “live-in” buyer isn't scared by a number meant mainly for investors. The monthly loan payment uses the live 30-year mortgage rate from Freddie Mac's free weekly feed, nudged up a little for lower credit bands - so the math reflects today's market, not a stale number.
It's transparent arithmetic - down payment plus closing costs, with reserves shown on their own line. We never bury reserves in the headline to make the number look scarier, and we never hide closing costs to make it look smaller.