What will you actually bring to the closing table?
Your down payment is only part of it. This adds the real closing costs and prepaids — title, transfer tax, escrow setup, prepaid interest — and subtracts the deposit you already put down, so you see the one number you actually wire. Then it answers the question everyone asks next: what’s the monthly payment? Every figure is editable, and no email or phone number is required.
“How much do I need at closing?” is the question I get most, and most calculators answer it with just the down payment. The rest — a year of insurance up front, roughly a year of taxes into escrow, the days of prepaid interest, title, and Pennsylvania’s transfer tax — is where the surprises live. I preloaded the fees that barely move and put the ones that vary right at the top, where you can see them, because those are yours to control. Then I added the payment, since nobody has ever asked me what they need at closing without asking what it costs per month about four seconds later.
— Matt Mergo · NMLS #563819Preloaded with typical figures — edit any of them. Title insurance auto-fills from Pennsylvania’s regulated (TIRBOP) rate as an estimate; adjust it if you have a title quote.
Driven by the annual insurance and tax figures you entered above. All that’s set here is how many months get collected at closing — in my experience escrow plus proration lands around a year of taxes, and insurance runs about 13–14 months up front. Your lender and closing date move these.
And your monthly payment
All three keep your numbers. Only the first one involves me — and your estimate is already above, whichever you pick.
Educational estimate only — not a Loan Estimate, quote, or commitment to lend, and not a settlement statement. Your lender’s software and the title company produce the binding figures. Title insurance is auto-estimated from Pennsylvania’s regulated TIRBOP schedule (tiers verified through $250,000; higher amounts are extrapolated) and should be confirmed with your title company. Transfer tax defaults to 1% of price — the buyer’s half of Pennsylvania’s standard 2%, which is customary but negotiable and varies sharply by municipality (5% in Pittsburgh, 4.578% in Philadelphia); use the Pennsylvania transfer-tax calculator for your exact rate. The interest rate is prefilled with the Freddie Mac Primary Mortgage Market Survey 30-year average for the week of July 23, 2026 and is not a rate offer; get a real quote from Matt. Mortgage insurance is a rough illustration derived from loan-to-value only, using mid-range conventional borrower-paid MI factors; actual MI is priced primarily on credit score along with LTV, loan type, term, coverage and occupancy, and FHA, VA and USDA loans work on entirely different structures. Payment shown excludes flood insurance and any special assessments. Prepaid and escrow amounts are estimates you control and depend on your lender, closing date, and local billing cycles. Sending your worksheet is a request for information, not a loan application. Forest Hills Mortgage · Matt Mergo, NMLS #563819 · Company NMLS #1982611. Equal Housing Opportunity.
Send this worksheet to Matt
Sends straight from this page — no email app, nothing to forward. Your numbers come along automatically, and I’ll reply with what a calculator can’t produce: your actual rate, your actual MI, and whether the structure you’re looking at is the right one.
Your worksheet is in front of me with every number you set. I’ll review your actual scenario myself and come back with the two things this page couldn’t tell you — your real rate and your real mortgage insurance — usually within one business day.