Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$165,753Cash toward the purchase price.
Closing costs + prepaids$12,978Not just lender fees.
Before credits & paid funds$178,731The complete starting cash picture.
Estimated remaining funds due at closing
$178,731No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$165,752.65
Your down payment$165,752.65
Closing costs + prepaids$12,978.22
Total buyer cash needed$178,730.87
Remaining funds due$178,730.87
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%)$4,150.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,246.24
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$936.75
Initial HOA (3 months)$771.00
Prepaid interest, first (31 days)$656.24
Fees + prepaids$12,978.22
Your down payment is the seller’s equity. You take over the $249,247 balance, so the rest of the $415,000 price is paid at closing. A second mortgage can cover part of it. $178,730.87 is due at closing. Uses and sources reconcile at $427,978.22 each. Not a Closing Disclosure.