How much money do you actually need to bring to closing? Put in the price, your down payment and your loan, and this adds up the lender, title and county charges, prepaid insurance, interest and escrow, then subtracts your earnest money, any seller help and the Indiana tax credit the seller owes you. It prints as a clean one-page buyer net sheet.
An estimate, not a Closing Disclosure. Your lender's Loan Estimate and the title company's settlement statement have the final numbers. The link holds only the numbers, not a name or address.
Down payment and loan. The price minus your down payment is the loan. On an FHA or VA loan, the upfront premium or funding fee is usually added to the loan rather than paid in cash, so it doesn't show up here; the mortgage calculator includes it in the payment.
Title and county charges. The buyer-side charges come from a Fishers title company's buyer net sheet calculator, checked September 28, 2026: a closing fee of $375 with a loan or $325 for a cash purchase (split with the seller here by default, which is common in central Indiana), a $225 processing fee, a lender's title policy of $120 when it's issued alongside the owner's policy, $100 in lender endorsements and $25 per closing protection letter. Recording is set by Indiana law at $25 for the deed and $55 for the mortgage (that title company estimates $35 and $65 in Marion County), plus $4.25 for electronic recording. Every buyer pays the $30 sales disclosure line, and the state adds a $5 Title Insurance Enforcement Fund fee to each policy. The seller usually pays for the owner's title policy, but your purchase agreement decides. More in my Indiana closing costs guide.
The seller's tax credit. Indiana property taxes are paid a year behind, so at closing the seller credits you for any of last year's bill that hasn't been paid yet, plus this year's taxes from January 1 through the day before closing. That's how the standard Indiana purchase agreement handles it, and it's the same math as my seller net sheet, seen from the other side. It lowers the cash you bring, but you'll pay those bills yourself when they come due.
Prepaids and escrow. Lenders usually want the first year of homeowners insurance paid at closing, plus interest from your closing date through the end of that month, and an opening deposit into your escrow account. The escrow amount here is a starting assumption; your Loan Estimate shows the real figure.
Seller help. Seller concessions can only go toward closing costs and prepaids, not your down payment, and each loan program caps them. The calculator won't let them go below zero.
Every house is a little different: the tax bill, the HOA, what the seller will cover. Send me the address and I'll fill in the pieces your Loan Estimate doesn't show, so you know what to have ready before you write an offer.
Happy to point you to a couple of local lenders, too.
Fishers-based. Ten years designing and building homes before real estate. Committed to your success.
Send the address or the home you're looking at, and I'll come back with the tax picture, the likely closing costs and what to ask your lender.
No obligation, and no pressure to sign anything.
This calculator gives an estimate, not a loan offer or a closing statement, and isn't legal, tax or financial advice. I'm a Realtor, not a lender or title agent. Title company charges are one Fishers title company's buyer rates, checked September 28, 2026; lender fees come from the settlement statements on 13 of my 2025 and 2026 Indiana closings; recording, sales disclosure and TIEFF amounts are set by Indiana law (IC 36-2-7-10, IC 6-1.1-5.5-4, IC 27-7-3.6-7). Your lender and title company set the actual figures. Checked September 28, 2026.