Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$173,800Cash toward the purchase price.
Closing costs + prepaids$13,097Not just lender fees.
Before credits & paid funds$186,897The complete starting cash picture.
Estimated remaining funds due at closing
$186,897No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$173,799.83
Your down payment$173,799.83
Closing costs + prepaids$13,097.17
Total buyer cash needed$186,897.01
Remaining funds due$186,897.01
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%)$1,356.00
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$471.00
Initial HOA (3 months)$105.00
Prepaid interest, first (31 days)$1,497.17
Fees + prepaids$13,097.17
Your down payment is the seller’s equity. You take over the $271,200 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $186,897.01 is due at closing. Uses and sources reconcile at $458,097.17 each. Not a Closing Disclosure.