Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$115,778Cash toward the purchase price.
Closing costs + prepaids$12,524Not just lender fees.
Before credits & paid funds$128,303The complete starting cash picture.
Estimated remaining funds due at closing
$128,303No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$115,778.35
Your down payment$115,778.35
Closing costs + prepaids$12,524.36
Total buyer cash needed$128,302.70
Remaining funds due$128,302.70
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%)$4,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,671.11
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$540.00
Initial HOA (3 months)$270.00
Prepaid interest, first (12 days)$325.25
Fees + prepaids$12,524.36
Your down payment is the seller’s equity. You take over the $334,222 balance, so the rest of the $450,000 price is paid at closing. A second mortgage can cover part of it. $128,302.70 is due at closing. Uses and sources reconcile at $462,524.36 each. Not a Closing Disclosure.