If the buyer absolutely cannot come up with the cash to close, they may lose their deposit and the seller can put the home back on the market. Having insufficient funds at closing could cause the buyer to default on the purchase agreement.
Government Assistance
For example, California has the CalHFA program available to qualified low-income buyers. The program provides grants and loans to eligible borrowers, and the money can either directly subsidize part of a down payment, or cover the entire thing, depending on certain factors.
These can add up to a hefty sum, typically 3% to 6% of your mortgage amount. Typically, you can take out a personal loan to cover those closing costs and help you across the finish line of a property purchase. You can often tap other funding sources as well.
Roll Your Closing Cost Into Your FHA Loan. If you can't afford to pay for the closing costs out of pocket, you can have them rolled into your FHA loan. To do this, you must have the house appraised for the combined amount of the loan amount and the closing costs.
Since your home must meet FHA property minimums, the appraisal process may include more requirements than a conventional home loan. The appraisal is required to be performed by an FHA approved appraiser and may have additional inspections which could result in a higher appraisal cost.
FHA minimum credit score
If you put just 3.5 percent down, the minimum credit score for an FHA loan is 580. You can qualify with a score as low as 500, but you'll need to make at least a 10 percent down payment.
Though your lender may accept actual cash during your closing, it's not a recommended payment method. Using paper money to pay for your closing may set off questions about where the money came from. Some title companies and mortgage providers have banned cash payments during closing.
Whether your state uses a 'wet' or 'dry' closing method will impact how quickly the funds become available. The payment will likely be made via cashier's check or wire transfer, which can take time to clear but are more secure than other payment methods.
Simply put, if you don't have all the required money at closing, you won't be allowed to close. This could lead to a seller lawsuit and/or forfeit of your earnest money deposit. As such, investors need to understand how to A) calculate closing costs; and B) secure additional financing, if necessary.
At this point, you may be wondering: Are closing costs negotiable when refinancing or buying a home? The short answer is yes. Whether you're buying a home or refinancing your mortgage, you may be able to negotiate closing costs. A home buyer can negotiate with a seller and have them cover a portion of these fees.
When short on closing costs, consider these options: negotiate with the seller for a portion of the costs, shop around for lower fees, borrow from your 401(k), seek assistance from non-profit organizations, or as a last resort, charge it to your credit card.
Roll closing costs into the mortgage
If you can't afford to pay your closing costs up-front, you may be able to roll all or some of the fees into your loan. You won't pay anything at closing, but the lender adds the fees to your principal, increasing your total loan amount and monthly mortgage payment.
Most lenders and title companies do not accept credit cards for your closing cost payments, but you may be able to use one to pay certain fees leading up to closing. Speak with your lender to learn more about your options.
For those who find saving for a down payment challenging, various down payment assistance (DPA) programs are available at both the state and federal levels. These programs offer grants or low-interest loans to cover down payments and closing costs.
You may cover closing costs with a cash payment at closing, with your down payment, or by tacking them on to your monthly loan payments. You may also be able to negotiate with the sellers to have them cover some or all of the closing costs.
Closing Costs
Along with the down payment, you must have additional cash ready for closing day. Closing costs can be another 2-5% of the sale price of the home.
You can't simply write a personal check to cover these expenses. Instead, you'll need a cashier's check or money wire to pay your closing costs and other fees. Your lender or title insurer will provide the exact figure before closing day, so you have enough time to secure a cashier's check or wire transfer.
The short answer: Yes, sellers can refuse to pay their buyer's closing costs. Sometimes, they may be unwilling or unable to cover this cost — but in other situations, having the seller pay for the buyer's agent fees can actually be a win for both parties.
If you itemize your taxes, you can usually deduct your closing costs in the year you closed on your home. If you close on your home in 2024, you can deduct these costs on your 2024 taxes. If you purchased mortgage points, though, things can get more complicated.
You may be denied for an FHA loan if you have declared bankruptcy but you have not had the bankruptcy discharged. You may be denied if you are delinquent on federal taxes or otherwise owe money to the federal government but without an approved payment plan.
What Credit Score Do You Need for a No Down Payment Home Loan? If you're hoping to purchase a home without a down payment, you'll have to prove a specific income and have a credit score that's at least in the mid-600 range.
The FHA approves loan amounts based on factors like your credit score, living expenses, assets, debt-to-income ratio, household income, and the value of the property. As of 2025, the FHA maximum loan limit for a one-unit property is $524,225 in low-cost areas and $1,209,750 in high-cost areas.