Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$104,311Cash toward the purchase price.
Closing costs + prepaids$12,984Not just lender fees.
Before credits & paid funds$117,295The complete starting cash picture.
Estimated remaining funds due at closing
$117,295No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$104,310.76
Your down payment$104,310.76
Closing costs + prepaids$12,983.76
Total buyer cash needed$117,294.52
Remaining funds due$117,294.52
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$4,495.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,725.95
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$539.50
Initial HOA (3 months)$441.00
Prepaid interest, first (9 days)$564.31
Fees + prepaids$12,983.76
Your down payment is the seller’s equity. You take over the $345,189 balance, so the rest of the $449,500 price is paid at closing. A second mortgage can cover part of it. $117,294.52 is due at closing. Uses and sources reconcile at $462,483.76 each. Not a Closing Disclosure.