Most buyers don’t rule themselves out because they can’t buy a home — they rule themselves out because they don’t understand the numbers.

In this episode of Closing the Deal, Zach Dickson and Sam Enright break down how much cash you actually need to buy a home, where that money goes, and why outdated myths (like needing 20% down) stop so many buyers before they ever start.

We cover:

Why cash feels so intimidating for buyers

The truth about down payments (including 3%, 3.5%, and 0% options)

What closing costs really include

How seller concessions and down payment assistance work

What “reserves” are — and when they actually matter

Why there is no one-size-fits-all number

How to think about cash realistically, not emotionally

If cash has been the one thing holding you back from buying a home, this episode is designed to remove fear, add clarity, and help you plan without pressure.

🎧 Whether you’re buying in 3 months or 3 years, learning now puts you in control later.

00:00 – Why buyers rule themselves out before knowing the numbers

01:15 – Why cash feels so intimidating when buying a home

03:30 – The 20% down myth and where it actually comes from

05:45 – Down payment options: 3%, 3.5%, and 0% loans explained

07:20 – What closing costs really include (and how much they are)

10:30 – Seller concessions & down payment assistance strategies

12:40 – What “reserves” are and when lenders care about them

15:10 – Why there’s no magic cash number for every buyer

17:45 – How to think about cash realistically (not emotionally)

20:30 – Planning vs committing: why learning early matters

23:10 – Timing your purchase without forcing it

25:00 – Why starting the conversation early changes everything

26:45 – Final thoughts: removing fear and gaining clarity