Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$139,505Cash toward the purchase price.
Closing costs + prepaids$12,971Not just lender fees.
Before credits & paid funds$152,476The complete starting cash picture.
Estimated remaining funds due at closing
$152,476No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$139,505.36
Your down payment$139,505.36
Closing costs + prepaids$12,971.04
Total buyer cash needed$152,476.39
Remaining funds due$152,476.39
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%)$4,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,627.47
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$558.00
Initial HOA (3 months)$434.01
Prepaid interest, first (9 days)$233.55
Fees + prepaids$12,971.04
Your down payment is the seller’s equity. You take over the $325,495 balance, so the rest of the $465,000 price is paid at closing. A second mortgage can cover part of it. $152,476.39 is due at closing. Uses and sources reconcile at $477,971.04 each. Not a Closing Disclosure.