Buying in East County requires more upfront cash than just the down payment. Depending on your loan type and city, total cash to close, covering down payment, closing costs, prepaid items, and reserves, typically ranges from near zero for eligible VA buyers to 8–10% of the purchase price for conventional buyers. Your exact number depends on price point, lender, and loan structure.
The answer is almost always more than the down payment alone. When you factor in closing costs, prepaid items like homeowners insurance and property taxes, and any reserves your lender requires you to keep after closing, the true upfront cash requirement can be meaningfully higher than what you see on a mortgage calculator. The good news: your loan type and the city you're buying in both move that number significantly, and understanding the full picture before you start shopping is one of the most important things We walk every buyer through.
The Four Buckets of Upfront Cash
Before getting city-specific, it helps to name the four things that make up your total cash requirement. Most buyers focus on the down payment and miss the rest.
1. Down Payment
This is the portion of the purchase price you pay directly, not financed. It varies by loan type: FHA loans allow as little as 3.5% down for qualifying borrowers, conventional loans can start at 3% for first-time buyers but commonly use 5–20%, and VA loans allow eligible veterans and service members to purchase with zero down payment in many cases.
2. Closing Costs
These are the fees paid to complete the transaction: lender origination, title insurance, escrow fees, appraisal, recording fees, and the Contra Costa County documentary transfer tax. Who pays which items can be negotiated between buyer and seller, confirm the allocation in your specific contract. Closing costs are distinct from your down payment and are generally due at or before settlement.
3. Prepaid Items
Prepaids are not fees, they're costs you're paying in advance: the first year of homeowners insurance, prepaid mortgage interest from your close date to month-end, and an initial deposit into your escrow impound account for property taxes and insurance. The CFPB's mortgage resources explain how these appear on your Closing Disclosure. Prepaids vary by close date and your specific property tax situation, which in Contra Costa County can include Mello-Roos assessments in newer communities.
4. Reserves
Reserves are liquid assets you must still have after closing. Many lenders require two to six months of housing payments (principal, interest, taxes, and insurance) sitting in a verifiable account. Reserves don't get paid to anyone at closing, but they do affect how much cash you need to have on hand before the lender will fund. This is the bucket most buyers forget entirely.
The total of all four is your real cash-to-buy number. It's the figure worth knowing before you fall in love with a listing.
East County Price Points and What They Mean for Each Loan Type
East County is not a single market. Brentwood, Oakley, Antioch, and Pittsburg each carry different typical price points, and that spread directly changes how much cash each loan scenario requires. Here's how the landscape looks as of August 2026.
According to recent Zillow market data, the Brentwood area is currently showing a median sale price of $768,000, with 218 homes sold in the last 90 days and 181 active listings. That's the highest typical price point in the four-city comparison below. Oakley, Antioch, and Pittsburg generally run lower, making them meaningful options for buyers whose cash position is tighter, and that difference can change your required down payment by tens of thousands of dollars depending on loan type.
The table below illustrates how the same three loan types play out across four East County cities. The price points for Oakley, Antioch, and Pittsburg are representative of recent local market activity; your agent and lender should confirm current figures for any specific property. All scenarios assume an owner-occupied primary residence purchase.
| City | Representative Price | FHA (3.5% Down) | Conventional (5% Down) | VA (0% Down) |
|---|---|---|---|---|
| Brentwood | $768,000 | ~$26,900 down | ~$38,400 down | $0 down |
| Oakley | $640,000 | ~$22,400 down | ~$32,000 down | $0 down |
| Antioch | $540,000 | ~$18,900 down | ~$27,000 down | $0 down |
| Pittsburg | $490,000 | ~$17,200 down | ~$24,500 down | $0 down |
Down payment figures are approximate and rounded. Loan eligibility, lender overlays, and qualifying credit scores affect actual minimums. Verify current FHA and conforming loan limits with your lender, as limits adjust annually. The FHFA publishes current conforming loan limits each year.
Now add closing costs and prepaids on top of those down payments. Closing costs on a purchase in Contra Costa County typically include lender fees, title and escrow, the county transfer tax, and recording fees. The Contra Costa County Recorder is the authoritative source for the transfer tax rate and recording process. Who pays which closing costs is negotiable between buyer and seller, always confirm in your contract.
Then add reserves. If your lender requires two months of PITI (principal, interest, taxes, and insurance) in reserves after closing on a Brentwood home, that's a meaningful additional cash requirement even though it never leaves your bank account. On a Pittsburg purchase, the same two-month requirement is smaller, but it still matters.
This is exactly why I tell buyers not to start with "what's the minimum down payment?" Start with "what's my total cash position, and what loan structure fits it best?" Those are very different questions, and the answer changes by city.
FHA Buyers: Lower Down, But Watch the Other Buckets
FHA is a popular path for first-time buyers in East County because the 3.5% minimum down payment is accessible. But FHA loans also require upfront and annual mortgage insurance premiums, which affect your monthly payment and can affect how much lender credit or seller credit you'll need to cover closing costs. An FHA buyer in Antioch at $540,000 needs to plan for the down payment plus closing costs plus prepaids plus any reserve requirement, the full stack, not just the 3.5%.
Conventional Buyers: More Down, Potentially Lower Monthly Cost
Conventional loans through Fannie Mae or Freddie Mac can start at 3% down for qualifying first-time buyers, but 5–10% is more common when lender overlays and private mortgage insurance (PMI) thresholds are factored in. At 20% down, PMI disappears, but that's a much larger upfront number on a Brentwood purchase. The right down payment percentage for a conventional loan depends on your full financial picture, not just the minimum allowed.
VA Buyers: The Zero-Down Advantage
For eligible veterans, active-duty service members, and surviving spouses, the VA home loan benefit can allow a purchase with no down payment and no private mortgage insurance. That doesn't mean zero cash to close, closing costs, prepaids, and any reserve requirement still apply. But the absence of a down payment makes East County cities like Antioch and Pittsburg genuinely accessible for VA-eligible buyers who have steady income but limited savings. If you're VA-eligible and haven't explored this, it's one of the most valuable benefits available in this market.
Seller Credits: A Real Cash-to-Close Reducer
In markets where inventory is moving but not flying off the shelf, Brentwood's recent Zillow data shows a median 44 days on market, there's often room to negotiate seller credits toward closing costs. A seller credit doesn't change the purchase price; it reduces the cash you need to bring to the table. We've seen seller credits meaningfully change the math for buyers who were close but not quite there on cash. Whether credits are realistic in a specific offer depends on the property, the competition, and the seller's situation. According to the National Association of Realtors, seller concessions are more common in markets with longer average days on market, which describes much of East County right now.
If you're trying to figure out whether your cash position works for a specific home, the only way to know for sure is to run the full scenario with someone who knows both this market and the lending side. That's where having an agent and loan officer on the same team makes a real difference.
For a broader look at what it costs to live here once you're in, our Cost of Living in East County 2026 guide covers ongoing expenses beyond the purchase. And if you're earlier in the process, our First-Time Homebuyer's Guide to East County walks through the full process from pre-approval through closing.
Frequently Asked Questions
How much cash do I need to buy a house in Brentwood, CA with FHA?
At Brentwood's current median of around $768,000, an FHA buyer at 3.5% down is looking at roughly $26,900 in down payment alone. Add closing costs, prepaid items (insurance, property taxes, interest), and any reserve requirement your lender sets, and the total cash-to-close is higher, often meaningfully so. The exact number depends on your lender, close date, and whether you negotiate seller credits. We always recommend running a full cash-to-close estimate with your loan officer before you start making offers.
What's the minimum down payment for a conventional loan in Oakley?
Conventional loans can go as low as 3% down for qualifying first-time buyers through Fannie Mae or Freddie Mac programs, but 5% is a more common floor once lender overlays are factored in. At a representative Oakley price of around $640,000, 5% down is roughly $32,000, before closing costs and prepaids. Your lender will give you the exact minimum based on your credit profile and the specific loan program.
Can I buy in Antioch with a VA loan and no money down?
Yes, eligible veterans and active-duty service members can often purchase in Antioch with zero down payment using the VA home loan benefit. You'll still need cash for closing costs, prepaid items, and any reserve requirement your lender imposes, but the absence of a down payment makes Antioch's price range very accessible for VA-eligible buyers. Confirm your eligibility and entitlement status with a VA-approved lender before you start shopping.
How much should I budget for closing costs in Pittsburg, CA?
Closing costs in Pittsburg include lender fees, title insurance, escrow fees, the Contra Costa County documentary transfer tax, and recording fees. The transfer tax rate and who pays it is negotiable between buyer and seller, the Contra Costa County Recorder is the authoritative source for the rate. Because the total depends on your loan type, lender, and what's negotiated in your contract, We walk every buyer through a personalized estimate rather than a one-size number. Ask your loan officer for a Loan Estimate early in the process, it's the standardized disclosure that breaks down every cost.
Are seller credits common in East County, and can they reduce my cash to close?
Yes, and in a market where homes are sitting an average of 44 days before selling (per recent Brentwood Zillow data), there's often room to negotiate. A seller credit toward closing costs reduces the cash you need to bring to the table without changing the purchase price. How much is realistic depends on the specific property, competing offers, and the seller's motivation. This is one of the levers I look at early when a buyer's cash position is tight.
Do lenders require reserves for first-time homebuyers in Contra Costa County?
Reserve requirements are set by the lender and loan program, not by the county. Many lenders require two to six months of housing payments (principal, interest, taxes, and insurance) remaining in your account after closing. This doesn't get paid to anyone, but it does affect how much cash you need to have before the loan funds. First-time buyers are sometimes surprised by this requirement, which is why I include reserves in every upfront cash conversation. The CFPB's mortgage resources explain how reserves are evaluated in the underwriting process.
The bottom line is straightforward: the real question isn't just "how much is the down payment?" It's "what's the full cash stack, and does my current position support it?" Those numbers look different in Brentwood than they do in Pittsburg, and they look different with FHA than with VA. The only way to get your real number is to run it with someone who knows this market and the lending side, both at the same table.
If you're ready to see what your scenario actually looks like, schedule a no-pressure consultation with E3 Realty & Home Loans. We'll run the full picture, down payment, closing costs, prepaids, and reserves, across the loan types that fit your situation, so you know exactly where you stand before you make an offer.
Schedule a consultation — we're happy to walk through the numbers for your situation — or
This article is general information only, not legal, tax, or financial advice. Verify all costs, tax obligations, market figures, and transaction specifics with your attorney, tax advisor, lender, or escrow officer before proceeding.
