Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$64,713Cash toward the purchase price.
Closing costs + prepaids$12,561Not just lender fees.
Before credits & paid funds$77,274The complete starting cash picture.
Estimated remaining funds due at closing
$77,274No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$64,712.99
Your down payment$64,712.99
Closing costs + prepaids$12,560.75
Total buyer cash needed$77,273.75
Remaining funds due$77,273.75
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%)$1,901.44
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$534.00
Initial HOA (3 months)$75.99
Prepaid interest, first (12 days)$381.33
Fees + prepaids$12,560.75
Your down payment is the seller’s equity. You take over the $380,287 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $77,273.75 is due at closing. Uses and sources reconcile at $457,560.75 each. Not a Closing Disclosure.