Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$83,506Cash toward the purchase price.
Closing costs + prepaids$12,870Not just lender fees.
Before credits & paid funds$96,377The complete starting cash picture.
Estimated remaining funds due at closing
$96,377No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$83,506.24
Your down payment$83,506.24
Closing costs + prepaids$12,870.30
Total buyer cash needed$96,376.53
Remaining funds due$96,376.53
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%)$4,495.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,829.97
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$489.25
Initial HOA (3 months)$77.01
Prepaid interest, first (22 days)$761.07
Fees + prepaids$12,870.30
Your down payment is the seller’s equity. You take over the $365,994 balance, so the rest of the $449,500 price is paid at closing. A second mortgage can cover part of it. $96,376.53 is due at closing. Uses and sources reconcile at $462,370.30 each. Not a Closing Disclosure.