Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$171,999Cash toward the purchase price.
Closing costs + prepaids$13,411Not just lender fees.
Before credits & paid funds$185,410The complete starting cash picture.
Estimated remaining funds due at closing
$185,410No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$171,999.34
Your down payment$171,999.34
Closing costs + prepaids$13,410.73
Total buyer cash needed$185,410.06
Remaining funds due$185,410.06
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%)$4,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,390.00
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$574.50
Initial HOA (3 months)$1,125.00
Prepaid interest, first (22 days)$603.22
Fees + prepaids$13,410.73
Your down payment is the seller’s equity. You take over the $278,001 balance, so the rest of the $450,000 price is paid at closing. A second mortgage can cover part of it. $185,410.06 is due at closing. Uses and sources reconcile at $463,410.73 each. Not a Closing Disclosure.