Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$125,272Cash toward the purchase price.
Closing costs + prepaids$12,838Not just lender fees.
Before credits & paid funds$138,110The complete starting cash picture.
Estimated remaining funds due at closing
$138,110No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$125,271.58
Your down payment$125,271.58
Closing costs + prepaids$12,838.46
Total buyer cash needed$138,110.04
Remaining funds due$138,110.04
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%)$4,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,598.64
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$1,013.50
Initial HOA (3 months)$105.00
Prepaid interest, first (23 days)$453.31
Fees + prepaids$12,838.46
Your down payment is the seller’s equity. You take over the $319,728 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $138,110.04 is due at closing. Uses and sources reconcile at $457,838.46 each. Not a Closing Disclosure.