Mixed closing math calculator, for the questions that stack formulas.
Build one Texas exam-style worksheet with commission, owner's title insurance, recording fees, property tax proration, loan-to-value, and down payment.
Mixed closing math is a sorting problem. Label the item, base, rate, side, and final ask before adding totals. Commission uses sale price. Loan-to-value uses the loan over value. Title and recording are fixed dollar costs, and down payment is sale price minus loan. Proration uses a daily rate and ownership days. Texas has no state transfer tax, so there is no stamp-tax line to add at all.
Commission starts with the sale price, then may continue into broker and agent splits.
Texas promulgates title premium rates through the Texas Department of Insurance. Commonly a seller cost, but negotiable.
Recording the release of the seller's deed of trust and the buyer's deed. Flat fees, not a percentage.
LTV divides the loan amount by the sale price or value. Down payment is sale price minus loan.
For unpaid property taxes, the seller commonly credits the buyer for seller days. Texas taxes are in arrears.
Build a closing-math worksheet from one transaction.
If the stem gives a closing date instead of seller-owned days, calculate the day count first in the proration calculator, noting whether the exam uses a 360 or 365-day year and who owns the closing day.
Texas has no statewide real estate transfer tax. Do not add a transfer-tax line. Closing costs are commission, title insurance, recording, and prorations.
Commission uses the sale price. Loan-to-value uses the loan amount over the sale price. Keep each formula on its correct base.
Do not combine buyer and seller charges unless the question asks for total transaction math.
If seller days are not given, calculate the day count first, and read whether the question uses a 360 or 365-day year and who owns the closing day.
A mixed problem may ask for the seller debit, the buyer charge, the loan-to-value, or the proration credit. Those are different answers. Solve the pieces, then report only the requested line item.
Email the cheat sheet and this calculation.
Get the formula, trap reminders, and your current breakdown in one printable study note.
Add only after every line has a label.
Mixed problems become manageable when you split the scenario into line items. The mistake is adding too early.
Which base does each line use?
Commission uses the sale price. Loan-to-value uses the loan amount over the sale price or value. Title and recording are fixed dollar costs. Keep each formula on its correct base.
Which party's line items does the question ask for?
Seller debit, buyer charge, and total transaction math are different totals. Remember Texas has no transfer tax to total.
What is the loan and down payment picture?
Down payment is sale price minus loan amount. LTV is loan divided by value. Identify both before mixing in closing costs.
Does the proration item use seller days or buyer days?
Name the item first. Unpaid Texas taxes commonly create a seller credit to buyer for seller-owned days. Note whether the stem uses a 360-day or 365-day method.
Four pieces that show up in mixed closing math.
These examples cover the usual stack: commission, title and recording, loan-to-value, and proration.
$425,450 sale at 6 percent
Do not use the loan amount for commission.
$2,750 owner's title premium, $130 recording
These are flat dollar amounts, not a percentage of price.
$340,000 loan on a $425,450 sale
LTV uses value; down payment is the cash difference.
$4,380 annual taxes, 196 seller days, 365-day method
Unpaid Texas taxes usually credit the buyer for seller-owned days.
Why mixed closing questions feel harder than the individual formulas.
Each formula is familiar by itself. The challenge is choosing the right base, side, and total when they appear together.
Adding a state transfer tax
Texas has no state transfer tax. Closing math is commission, title insurance, recording, prorations, and the financing figures only.
Using the sale price for every calculation
Commission uses sale price. Loan-to-value uses the loan over value. Title and recording are fixed dollar costs. Down payment is sale price minus loan.
Adding buyer and seller charges when only one side is asked
A closing statement question may ask for one party's debit or credit, not the combined transaction total.
Confusing loan-to-value with down payment
LTV is a ratio of loan to value. Down payment is the dollar gap between price and loan. The exam tests both.
Calculating the right amount for the wrong side
Proration requires both amount and direction. Decide whether it is unpaid or prepaid and who owns the closing day before adding it.
Isolate each piece before drilling mixed sets.
If this worksheet feels crowded, study each linked calculator separately, then come back and combine them.
What is mixed closing math on the Texas real estate exam?+
Mixed closing math combines more than one formula in the same transaction. A question may include commission, owner's title insurance, recording fees, property tax proration, loan-to-value, and a final ask about buyer charges, seller debits, or financing figures. Texas has no state transfer or stamp tax.
What is the biggest mixed closing math trap?+
The biggest trap is using the same base for every line item. Commission uses sale price. Loan-to-value uses the loan over value. Title and recording are fixed dollar costs. Down payment is sale price minus loan. Proration uses time and a daily rate.
Should I add buyer and seller costs together?+
Only if the question asks for a combined total. If it asks for the seller's debit, buyer's charge, or one side's closing statement entry, add only the relevant line items.
How do I avoid losing track in a mixed problem?+
Make a mini worksheet with columns for item, base, rate, side, and result. Solve each piece separately before adding anything.
Is this calculator a live closing estimate?+
No. It is built for Texas real estate exam preparation. Real closings include contract terms, title-company practices, county recording details, lender charges, and legal facts.
A property sells for $450,000 with a $360,000 loan. What is the loan-to-value, the down payment, and a 6 percent commission?
LTV: $360,000 / $450,000 = 80%. Down payment: $450,000 - $360,000 = $90,000. Commission: $450,000 x 0.06 = $27,000. Texas has no transfer tax to add.