Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$164,340Cash toward the purchase price.
Closing costs + prepaids$11,894Not just lender fees.
Before credits & paid funds$176,234The complete starting cash picture.
Estimated remaining funds due at closing
$176,234No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$164,340.06
Your down payment$164,340.06
Closing costs + prepaids$11,894.11
Total buyer cash needed$176,234.17
Remaining funds due$176,234.17
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%)$4,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,403.30
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$534.00
Prepaid interest, first (12 days)$288.81
Fees + prepaids$11,894.11
Your down payment is the seller’s equity. You take over the $280,660 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $176,234.17 is due at closing. Uses and sources reconcile at $456,894.11 each. Not a Closing Disclosure.