Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$90,509Cash toward the purchase price.
Closing costs + prepaids$14,173Not just lender fees.
Before credits & paid funds$104,682The complete starting cash picture.
Estimated remaining funds due at closing
$104,682No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$90,509.08
Your down payment$90,509.08
Closing costs + prepaids$14,173.01
Total buyer cash needed$104,682.09
Remaining funds due$104,682.09
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%)$4,560.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,827.45
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$856.25
Initial HOA (3 months)$50.01
Prepaid interest, first (27 days)$1,411.30
Fees + prepaids$14,173.01
Your down payment is the seller’s equity. You take over the $365,491 balance, so the rest of the $456,000 price is paid at closing. A second mortgage can cover part of it. $104,682.09 is due at closing. Uses and sources reconcile at $470,173.01 each. Not a Closing Disclosure.