Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$160,921Cash toward the purchase price.
Closing costs + prepaids$12,591Not just lender fees.
Before credits & paid funds$173,512The complete starting cash picture.
Estimated remaining funds due at closing
$173,512No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$160,920.69
Your down payment$160,920.69
Closing costs + prepaids$12,591.20
Total buyer cash needed$173,511.89
Remaining funds due$173,511.89
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%)$1,420.40
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$627.25
Initial HOA (3 months)$96.24
Prepaid interest, first (31 days)$779.31
Fees + prepaids$12,591.20
Your down payment is the seller’s equity. You take over the $284,079 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $173,511.89 is due at closing. Uses and sources reconcile at $457,591.20 each. Not a Closing Disclosure.