Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$90,962Cash toward the purchase price.
Closing costs + prepaids$14,025Not just lender fees.
Before credits & paid funds$104,987The complete starting cash picture.
Estimated remaining funds due at closing
$104,987No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$90,961.50
Your down payment$90,961.50
Closing costs + prepaids$14,025.49
Total buyer cash needed$104,986.99
Remaining funds due$104,986.99
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%)$4,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,795.19
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$303.00
Initial HOA (3 months)$276.00
Prepaid interest, first (31 days)$1,933.30
Fees + prepaids$14,025.49
Your down payment is the seller’s equity. You take over the $359,038 balance, so the rest of the $450,000 price is paid at closing. A second mortgage can cover part of it. $104,986.99 is due at closing. Uses and sources reconcile at $464,025.49 each. Not a Closing Disclosure.