| Purchase price | Down payment | Closing costs | Prepaids | Rate | Term | Loan with roll-in | Extra monthly P&I |
|---|---|---|---|---|---|---|---|
| $350,000 | 10% ($35,000) | 3% ($10,500) | $2,500 | 6.25% | 30 years | $325,500 | $64.64 |
Base loan amount = Purchase Price − Down Payment
Loan with roll-in = Base Loan + Financed Closing Costs (+ Financed Prepaids, if selected)
Monthly principal & interest uses the standard amortization formula:
P = r × L / (1 − (1 + r)−n)
Total interest = (Monthly P&I × n) − Loan Amount
- Enter the purchase price and choose a currency.
- Set your down payment as a percent or an amount.
- Enter closing costs as a percent or amount (credits can be negative).
- Add prepaids if you want an estimated cash-to-close figure.
- Choose whether to roll costs into the loan, then submit.
- Download the summary as CSV or PDF after results appear.
Closing cost benchmarks for planning
Many buyers model closing costs as 2% to 5% of purchase price, excluding down payment. On a $350,000 purchase, that range is about $7,000 to $17,500. Typical line items include lender fees, appraisal, title services, recording, and prepaid interest. If you already have a fee worksheet, enter the exact amount instead of a percent. It also supports quick what-if comparisons today.
Roll-in effects on loan size and LTV
Rolling fees into the loan increases the financed balance and typically raises loan-to-value. Example: a $315,000 base loan plus $10,500 costs becomes $325,500, lifting LTV by 3.00 percentage points. If total fees equal 4% of price, LTV rises by roughly four points. Some programs cap financed costs or require a matching appraisal value, so treat roll-in as a scenario until confirmed.
Monthly payment sensitivity to financed fees
Financed fees behave like extra principal. With a 30-year term and 6.25% rate, adding $10,500 can increase monthly principal and interest by roughly $64. As a quick rule, every $1,000 financed adds about $6 to $7 per month at similar terms. Shorter terms raise the payment impact because repayment is faster, while lower rates reduce it.
Cash-to-close and liquidity planning
Paying costs upfront increases cash-to-close but keeps the loan smaller. The estimate combines down payment, any non-financed fees, and prepaids such as escrow setup. Prepaids can change with closing date and insurance timing, so keep a buffer in your savings plan. If prepaids are not financeable, rolling them in may be unrealistic; use that toggle only for scenario testing.
Decision framing with long-term interest
Rolling costs can reduce the day-one cash requirement, but it usually increases total interest because the balance is larger for the full term. Compare “Extra monthly P&I” and “Extra interest over full term” to understand the tradeoff. If you keep cash for repairs, reserves, or investing, weigh those benefits against higher lifetime interest. Use multiple scenarios to pick a balance between affordability and lifetime cost.
1) What does “roll-in” mean?
It means adding eligible closing costs to the loan amount instead of paying them at closing, which increases the financed balance and the payment.
2) Can prepaids always be financed?
No. Prepaids often cover future items like insurance, taxes, and interest. Many lenders require them as cash at closing, so confirm rules before relying on a roll-in scenario.
3) Why did my cash-to-close show zero costs?
If you choose to roll closing costs, the tool assumes those costs are financed. Cash-to-close then reflects down payment plus any remaining upfront items and prepaids.
4) What if closing costs are negative?
Negative values represent net credits, such as lender credits, exceeding fees. The tool will reduce financed amount or cash-to-close accordingly, but real credits depend on loan pricing.
5) Does the payment include taxes and insurance?
The table shows both principal-and-interest and an optional total payment that adds monthly estimates for taxes and insurance. Enter annual amounts to personalize the estimate.
6) Is this a final loan quote?
No. It is a planning estimate that simplifies lender fees, rate locks, and underwriting. Use it to compare scenarios, then validate against an official loan estimate.