Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$166,051Cash toward the purchase price.
Closing costs + prepaids$12,507Not just lender fees.
Before credits & paid funds$178,558The complete starting cash picture.
Estimated remaining funds due at closing
$178,558No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$166,051.30
Your down payment$166,051.30
Closing costs + prepaids$12,506.88
Total buyer cash needed$178,558.17
Remaining funds due$178,558.17
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%)$4,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,394.74
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$559.75
Initial HOA (3 months)$354.00
Prepaid interest, first (20 days)$530.38
Fees + prepaids$12,506.88
Your down payment is the seller’s equity. You take over the $278,949 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $178,558.17 is due at closing. Uses and sources reconcile at $457,506.88 each. Not a Closing Disclosure.