Two different piles of money
Down payment is the equity you put in at closing (3%, 3.5%, 5%, 20%—whatever the program and the contract require). Cash to close is the total you wire: down payment, plus closing costs not covered by a seller credit or lender credit, plus prepaid taxes and insurance, minus earnest money already on deposit. People quote the first number and get surprised by the second.
What usually shows up
Origination or discount points, appraisal, title and escrow, recording, prepaid interest from the funding date to month-end, and the initial escrow deposit for taxes and insurance. In Washington, excise tax customs differ from Oregon. HOA condos can add a transfer fee. None of this is exotic. It is just rarely listed on an Instagram payment graphic.
Credits are not free
A seller credit can cover allowable closing costs. A lender credit usually means a higher rate. Both can be rational. Both should be modeled on a Loan Estimate, not described as a gift. If a credit exceeds allowable costs, the excess does not magically become cash back on a purchase.
First-time buyers
Assistance programs, FHA, and conventional 3% options exist. They have overlays, income limits, and property rules. We will map the ones that actually fit your file in Oregon or Washington rather than handing you a national brochure. Bring asset statements. The conversation is better when the money is real.