Breathing RoomFor real estate professionals
Client ToolWeek of July 27, 2026 · 1 buyer text + a plain-English breakdown
Every Dollar Due at Closing
A plain-English map of what “cash to close” actually covers, so a first-time buyer walks in with no surprises. Part 1 sets it up, and Part 2 walks through the four buckets.
Part 1: Text this to your buyer
The framing · copy and paste
The no-surprises text
Hey [First Name], before we get deep into showings, I want you walking in with zero surprises, so here’s what “cash to close” actually covers.
It’s more than the down payment. There are a few other buckets, and knowing them now means no panic later. My lender can give you exact numbers for any home we look at, but here’s the map so it all makes sense.
Part 2: The four buckets
Buyer-friendly breakdown
- Down payment. Your ownership stake. It varies by loan type, and some programs go well below 20%.
- Loan costs. Origination, appraisal, credit report, and the other fees to fund the mortgage.
- Prepaids and escrow. Property taxes and homeowners insurance collected up front, plus prepaid interest.
- Title and recording. Title insurance and the fees to legally transfer and record the home.
The reassurance line to deliver
“Some of these can be negotiated, credited by the seller, or covered by assistance programs. That’s exactly what my lender helps us structure.”
One more idea
When each dollar is due
Not everything is due at closing. Earnest money comes with the contract, inspection and appraisal fees are paid along the way, and the rest arrives at the closing table. A simple money timeline, kept separate from the buying timeline, saves surprises mid-deal.
One more idea
A running estimate for each home
For each home a buyer is serious about, Patrick can send a quick cash-to-close estimate. Homes in the same price range change very little, so it’s quick. It’s also worth leaving a cushion in savings after closing for the first months of ownership.
A note from Patrick: for any home your buyer is serious about, I can send a full cash-to-close estimate, including any down payment assistance they may qualify for.
Prepared for you by Patrick Gallagher, Founder & Mortgage Broker · Exhale Lending
(984) 208-1113 · info@exhalelending.com · exhalelending.com · 1135 Kildaire Farm Road, Suite 200, Cary, NC 27511
Exhale Lending, LLC · Company NMLS #2493601 · Patrick Gallagher NMLS #1495210 · Licensed in North Carolina, South Carolina, and Florida. Equal Housing Opportunity. Any rate or market references are general information, not offers or commitments to lend. Actual rates and terms depend on credit, down payment, loan type, and property, and are subject to underwriting approval. For real estate professionals’ use.
Exhale Lending is a mortgage brokerage firm that embodies trust, transparency, and a genuine desire to help clients achieve financial serenity. With our client-centric approach, expertise, and unwavering commitment to excellence, Exhale Lending is poised to make a meaningful impact on the journey towards homeownership for individuals and families alike.
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Exhale Lending, L.L.C.
Equal Housing Opportunity
Office Location
Cary, NC 27511