Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$104,311Cash toward the purchase price.
Closing costs + prepaids$14,403Not just lender fees.
Before credits & paid funds$118,714The complete starting cash picture.
Estimated remaining funds due at closing
$118,714No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$104,310.76
Your down payment$104,310.76
Closing costs + prepaids$14,403.44
Total buyer cash needed$118,714.20
Remaining funds due$118,714.20
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%)$4,495.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,725.95
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$579.75
Initial HOA (3 months)$441.00
Prepaid interest, first (31 days)$1,943.75
Fees + prepaids$14,403.44
Your down payment is the seller’s equity. You take over the $345,189 balance, so the rest of the $449,500 price is paid at closing. A second mortgage can cover part of it. $118,714.20 is due at closing. Uses and sources reconcile at $463,903.44 each. Not a Closing Disclosure.