Every closing package includes an Initial Escrow Account Disclosure — a month-by-month projection of your escrow account — and almost nobody sees it until days before closing, long after they budgeted their cash to close. I build this projection for my own clients early, because the escrow deposit is set by real arithmetic: your servicer projects a year of deposits and bill payments and collects just enough up front that the account bottoms out at a two-month cushion. That math depends heavily on where you are. Florida and Texas run one tax bill a year on predictable dates. Pennsylvania runs two or three — county and municipal on the calendar year, school districts on a July-to-June fiscal year — and closing a month before a big school bill produces a very different deposit than closing a month after it. This tool runs the same aggregate method your servicer uses, with your state’s actual bill cycles, so the number on your closing disclosure looks familiar instead of alarming.