Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$117,451Cash toward the purchase price.
Closing costs + prepaids$12,051Not just lender fees.
Before credits & paid funds$129,502The complete starting cash picture.
Estimated remaining funds due at closing
$129,502No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$117,451.13
Your down payment$117,451.13
Closing costs + prepaids$12,051.05
Total buyer cash needed$129,502.18
Remaining funds due$129,502.18
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,337.74
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$1,108.75
Initial HOA (3 months)$64.50
Prepaid interest, first (23 days)$472.06
Fees + prepaids$12,051.05
Your down payment is the seller’s equity. You take over the $267,549 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $129,502.18 is due at closing. Uses and sources reconcile at $397,051.05 each. Not a Closing Disclosure.