Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$170,915Cash toward the purchase price.
Closing costs + prepaids$13,562Not just lender fees.
Before credits & paid funds$184,477The complete starting cash picture.
Estimated remaining funds due at closing
$184,477No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$170,915.19
Your down payment$170,915.19
Closing costs + prepaids$13,561.97
Total buyer cash needed$184,477.17
Remaining funds due$184,477.17
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%)$4,900.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,595.42
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$739.50
Initial HOA (3 months)$32.49
Prepaid interest, first (31 days)$826.56
Fees + prepaids$13,561.97
Your down payment is the seller’s equity. You take over the $319,085 balance, so the rest of the $490,000 price is paid at closing. A second mortgage can cover part of it. $184,477.17 is due at closing. Uses and sources reconcile at $503,561.97 each. Not a Closing Disclosure.