Up-Front + At-Closing Calculator & County Tables (2025)
We show how a buyer can qualify and close with much less than 20% down — often with the seller covering a large portion of closing costs, and in some cases leaving the buyer with less than 1% of purchase price cash at closing.
EMD is a good-faith deposit the buyer places with the title company or escrow agent when the contract is signed. It shows the seller you are serious and is typically applied to closing costs or down payment at closing if the deal completes. Common practice: 1% of purchase price or a minimum of $1,000 (varies by market and contract). If contingencies are not met, the EMD is usually refundable per the contract.
Pro Tip:
Note: The LPS Retainer is included in the up-front totals. Retainer options:
Disclaimer: These are estimates for planning only. Interest rate assumed 6.5%. EMD commonly ~1% of price (minimum $1,000) — markets vary. Seller concessions are applied per lender rules. Consult a lender and LPS for final terms and exact figures.
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Find out how the seller may pay many closing costs — often leaving buyers with less than 1% cash at closing. Leave your details and our team will call.
Click any question to expand. All answers based on 2025 Broward County, FL rules.
PITI = Principal + Interest + Taxes + Insurance (plus MIP for FHA). It’s your real monthly housing cost — not just the mortgage.
Example: $676K home → ~$4,500 PITI = same as renting, but you build equity.
Less than you think. With FHA + max seller concessions:
| Rent Budget | Home Price | Cash at Closing | Up-Front | Total |
|---|---|---|---|---|
| $3,500 | $575K | $4,100 | $4,100 | $8,200 |
| $4,500 | $676K | $4,800 | $4,800 | $9,600 |
VA buyers: $0 down + ~$4K total cash.
No — it’s illegal. Realtors are “interested parties” under HUD rules. Any contribution counts toward the seller’s concession limit (6% FHA, 5% conventional, 4% VA). Realtor max = $0 extra.
Seller concessions = money the seller pays toward your costs (closing, prepaids, rate buydown).
Negotiate in the contract — it’s free money!
Paid before closing — non-refundable unless deal fails:
Total Up-Front: ~$1,700–$7,500
$654,350 loan → $676,000 purchase price (with 3.5% down).
Higher budgets? Use conventional (up to $806K loan) or VA (no limit).
Yes!
Stack with seller concessions → $0 personal cash down.
Lenders use 45% DTI (debt-to-income). No other debt:
Have car/student loans? Add ~$300–$500 per $10K debt.
FHA is most forgiving:
Conventional needs 620+. VA has no minimum (lender overlay ~620).
Use these options:
Yes — if contingencies fail:
Put contingencies in the contract!
FHA: 1–2 months PITI in bank
Conventional: 0–6 months (depends on credit)
VA: Usually none
2025 Broward County estimates. Always verify with a licensed lender. Rules subject to change.
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