Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$32,338Cash toward the purchase price.
Closing costs + prepaids$8,964Not just lender fees.
Before credits & paid funds$41,302The complete starting cash picture.
Estimated remaining funds due at closing
$41,302No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$32,338.12
Your down payment$32,338.12
Closing costs + prepaids$8,963.71
Total buyer cash needed$41,301.84
Remaining funds due$41,301.84
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%)$1,649.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$662.81
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$779.00
Initial HOA (3 months)$360.00
Prepaid interest, first (29 days)$294.90
Fees + prepaids$8,963.71
Your down payment is the seller’s equity. You take over the $132,562 balance, so the rest of the $164,900 price is paid at closing. A second mortgage can cover part of it. $41,301.84 is due at closing. Uses and sources reconcile at $173,863.71 each. Not a Closing Disclosure.