Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$173,028Cash toward the purchase price.
Closing costs + prepaids$12,483Not just lender fees.
Before credits & paid funds$185,511The complete starting cash picture.
Estimated remaining funds due at closing
$185,511No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$173,028.13
Your down payment$173,028.13
Closing costs + prepaids$12,482.69
Total buyer cash needed$185,510.82
Remaining funds due$185,510.82
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%)$4,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,509.86
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$643.00
Initial HOA (3 months)$87.51
Prepaid interest, first (1 days)$24.32
Fees + prepaids$12,482.69
Your down payment is the seller’s equity. You take over the $301,972 balance, so the rest of the $475,000 price is paid at closing. A second mortgage can cover part of it. $185,510.82 is due at closing. Uses and sources reconcile at $487,482.69 each. Not a Closing Disclosure.