Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$34,738Cash toward the purchase price.
Closing costs + prepaids$9,897Not just lender fees.
Before credits & paid funds$44,635The complete starting cash picture.
Estimated remaining funds due at closing
$44,635No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$34,738.07
Your down payment$34,738.07
Closing costs + prepaids$9,897.10
Total buyer cash needed$44,635.17
Remaining funds due$44,635.17
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%)$1,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$801.31
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$234.00
Initial HOA (3 months)$1,551.00
Prepaid interest, first (12 days)$142.79
Fees + prepaids$9,897.10
Your down payment is the seller’s equity. You take over the $160,262 balance, so the rest of the $195,000 price is paid at closing. A second mortgage can cover part of it. $44,635.17 is due at closing. Uses and sources reconcile at $204,897.10 each. Not a Closing Disclosure.