Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$85,771Cash toward the purchase price.
Closing costs + prepaids$14,711Not just lender fees.
Before credits & paid funds$100,482The complete starting cash picture.
Estimated remaining funds due at closing
$100,482No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,770.82
Your down payment$85,770.82
Closing costs + prepaids$14,711.31
Total buyer cash needed$100,482.14
Remaining funds due$100,482.14
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%)$4,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,866.15
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,111.00
Initial HOA (3 months)$63.00
Prepaid interest, first (29 days)$1,613.17
Fees + prepaids$14,711.31
Your down payment is the seller’s equity. You take over the $373,229 balance, so the rest of the $459,000 price is paid at closing. A second mortgage can cover part of it. $100,482.14 is due at closing. Uses and sources reconcile at $473,711.31 each. Not a Closing Disclosure.