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Huge Difference Between LE and Final Closing Cost Details

I'm financing new construction and have a 15k seller credit, 3.3k deposit I made on options/additions, and a 7.5k earnest deposit.

I have a loan estimate from 7/16 with a loan amount of $658,833. Estimated closing costs are $56k and estimated cash to close is $38k. It should be noted that this cash to close doesn't include my 7.5k earnest deposit, so cash to close should really be about 30k. I mentioned this to my loan officer twice and he said it would even out at closing and said 30k was the right number.

Today I received the final closing disclosure and there's a 15k increase in cash to close, and now the closing cost details include my 15k seller credit (applied towards origination charges, which wasn't where he'd applied it before, but ok) and the 7.5k earnest deposit I made - but omitted the 3.3k deposit I'd already made.

My biggest area of concern: the loan estimates all calculated estimated escrow prepaids for insurance/taxes/Mello Roos at 3 months, 2 months, and 2 months respectively. The final estimate calculates them at 3 months, 8 months, and 8 months, respectively. 6 months of escrow prepaids is a significant difference.

I'm also confused with taxes: it calculates property taxes (at 6mos) under prepaids - $3971, then under initial escrow payment it lists property taxes again (calculated at 2mos) - $5294.

Then, separately, there is an adjustment on the summaries page that shows $7158 for county taxes (8/2024 thru 7/2025).

The net result here is an addition of $7158 in taxes, another $4349 in escrow prepaids (totaling $11.5k) and then the omission of my other 3.3k deposit.

I have purchased 3 houses and I have never seen such wild fluctuation from a LE and final cash to close, and I'm not comfortable with it. I was expected to pay 30k cash to close based on a LE from last week and now I'm staring at 45k.

Of note: 20k right off the bat is my VA funding fee (secondary entitlement).

I politely wrote back to my loan processor and the senior loan processor and asked to see a new loan disclosure that included the 15k seller credit, my 7.5k earnest deposit, *and* my 3.3k deposit all on the same worksheet - I've asked multiple times. I also asked to see a disclosure that aligns to the 3/2/2 months of escrow prepaids instead of 3/8/8. Am I being unreasonable?

Should be noted that the builder is Lennar and I'm using their in-house financing. Zero reason there should be this kind of disconnect. Thoughts?

submitted by /u/220solitusma
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source https://www.reddit.com/r/RealEstate/comments/1echxls/huge_difference_between_le_and_final_closing_cost/
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