Mixed closing math, balanced from both sides.
Reconcile seller net and buyer cash to close, then isolate compensation, points, LTV, title costs, recording fees, and tax prorations without mixing the ledgers.
Seller net = seller credits - seller debits. Buyer cash to close = buyer debits - buyer credits. Before calculating, label every entry with its party, direction, and formula base. Pearson VUE's January 2026 outline explicitly includes net to seller, cost to buyer, prorated items, debits and credits, transfer tax, and recording fees.
Start with seller credits, then subtract payoff, compensation, seller costs, concessions, and seller proration debits.
Start with price and buyer costs, then subtract financing, deposits, seller credits, and buyer proration credits.
One point is 1% of the loan amount, not 1% of the sale price.
Unpaid and prepaid items reverse the debit and credit direction.
Build the transaction once, then answer the exact closing question.
Select the answer before entering the line items. Every other result stays visible for checking.
Sale price is a seller credit and buyer debit. Financing and earnest money are buyer credits.
Seller net starts with sale-price credits, then subtracts payoff and seller debits.
Enter buyer-paid loan, brokerage, recording, and other costs separately from the purchase price.
TREC Form 20-19 lets the contract select Seller or Buyer. Use the premium supplied by the question or current title quote.
Texas basic title premium rates changed March 1, 2026. Check the current amount on the TDI rate chart.
Pearson VUE says the question will specify the 360/365 basis and who owns closing day. Enter the resulting seller-owned days.
Need to derive the days from a date? Use the full proration calculator first.
Brokerage compensation uses sale price. Discount points use loan amount. LTV is loan divided by the value basis supplied by the question.
The owner's title policy is assigned to the seller. Current TREC Form 20-19 makes that expense a contract selection, not an automatic seller charge.
Seller debit and buyer credit. The calculation uses 196 days on a 365-day basis.
Texas has no state tax on a fee-simple real property transfer. The national/general outline still covers transfer tax, so use a rate when the question supplies another jurisdiction or hypothetical.
Down payment is not the same as cash to close. Cash to close starts with the down payment, then adds buyer costs and debits and subtracts deposits, seller credits, and other buyer credits.
The worksheet keeps full precision and rounds displayed money to cents and ratios to four decimal places when needed. Pearson VUE says to use standard rounding where applicable. A real Closing Disclosure can contain additional lender, escrow, tax, insurance, and contract entries.
Email this closing worksheet for later review.
Keep the buyer and seller ledgers, proration direction, financing, and selected final answer together.
Try five mixed-closing traps without the worksheet.
A seller owes 6% brokerage compensation on a $425,450 sale. What is the amount?
Treat the question like a small ledger.
The arithmetic is not the difficult part. The skill is keeping each line on the correct side and using the correct base.
1. Circle the final answer
Seller net, buyer cash to close, tax proration, brokerage compensation, and LTV are different answers from the same transaction.
2. Give every line a party
Write B or S beside each entry. If the entry is reciprocal, record one party's debit and the other party's credit.
3. Give every percentage a base
Brokerage compensation usually uses sale price. Points use loan amount. LTV uses loan divided by the value basis stated in the question.
4. Decide whether the item was unpaid or prepaid
Unpaid taxes commonly produce a seller debit and buyer credit for seller days. Prepaid taxes reverse the direction for buyer days.
5. Add only the requested ledger
Do not combine buyer and seller numbers just because they appear in the same question. Re-read the final sentence before totaling.
Six entries that build a complete closing answer.
These examples use the calculator's default transaction so every subtotal can be checked against the final ledger.
$425,450 sale at 6%
TREC Form 20-19 says compensation is negotiable and comes from separate written agreements.
One point on a $340,000 loan
Do not use the $425,450 sale price as the points base.
$4,380 annual tax, 196 seller days, 365-day basis
The amount and direction are both part of the answer.
Same tax facts, but taxes already paid
Prepaid reverses the direction and uses buyer-owned days.
$425,450 credits and $286,167 debits
A loan payoff reduces seller proceeds but is not a buyer closing cost.
$432,480 debits and $352,352 credits
Down payment alone is not cash to close. Add buyer costs and adjustments, then subtract deposits and credits.
The four assumptions this worksheet refuses to make.
Current Texas forms changed the way several familiar closing lines should be described. The party selection now matters more than the old shortcut.
Do not assign title cost from habit
Current TREC Form 20-19 lets the contract choose Seller or Buyer for the owner's title policy. The calculator moves that amount to the selected ledger.
Recording fees belong to documents
The seller commonly pays releases of existing liens. The buyer commonly pays recording for purchase and financing documents. Keep separate inputs.
Down payment is not cash to close
Buyer cash to close includes down payment, buyer costs, deposits already paid, seller credits, and closing adjustments.
Texas and national questions differ
Texas has no state fee-simple real property transfer tax. Pearson's national/general outline still covers transfer tax, so use a rate when another jurisdiction or hypothetical is supplied.
Use a specialist calculator when one line still feels crowded.
Mixed closing math FAQ.
How do I calculate seller net?+
Add seller credits, usually including sale price and any reimbursements due to the seller. Then subtract seller debits such as loan payoff, brokerage compensation, seller-paid title or recording costs, concessions, and seller proration debits.
How do I calculate buyer cash to close?+
Add the sale price, buyer closing costs, and buyer adjustment debits. Subtract loan proceeds, earnest money already paid, seller credits, and buyer adjustment credits. A negative result means funds would be due to the buyer in the simplified worksheet.
What is the difference between down payment and cash to close?+
Down payment is the portion of price not covered by purchase financing. Cash to close also includes buyer closing costs and adjustments, minus deposits and other credits.
Who pays for the owner's title policy in Texas?+
Do not assume. Paragraph 6A of current TREC Form 20-19 provides a Seller or Buyer expense selection. The contract controls. Texas title rates are set through the Texas Department of Insurance, and the basic rates changed effective March 1, 2026.
Who pays recording fees in a Texas resale contract?+
Current TREC Form 20-19 lists releases of existing liens and their recording fees among seller expenses. It lists buyer recording fees among buyer expenses. A question or contract can supply more specific facts, so classify the document before assigning the cost.
How do unpaid and prepaid tax prorations differ?+
For unpaid taxes, the seller commonly credits the buyer for the seller-owned period because the buyer will later pay the bill. For prepaid taxes, the buyer reimburses the seller for the buyer-owned period. The exam question will specify the day basis and closing-day ownership when needed.
Does Texas have a real estate transfer tax?+
Texas does not impose a state transfer tax on a transaction conveying fee-simple title. Article VIII, Section 29 of the Texas Constitution prohibits enacting one after January 1, 2016. The national/general exam outline still includes transfer-tax math, so follow any jurisdiction and rate supplied by the question.
Is this calculator a real Closing Disclosure?+
No. It is an educational reconciliation tool. A real Closing Disclosure and settlement statement can include additional lender charges, escrow deposits, prepaid interest, insurance, tax items, contract credits, and regulatory disclosures.
A $450,000 purchase has a $360,000 loan, $6,000 buyer costs, $5,000 earnest money, and a $3,000 seller credit. What is buyer cash to close?
Buyer debits are $456,000. Buyer credits are $368,000. Cash to close is $88,000. Notice that the $90,000 down payment was only the starting point.