Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$81,521Cash toward the purchase price.
Closing costs + prepaids$13,827Not just lender fees.
Before credits & paid funds$95,348The complete starting cash picture.
Estimated remaining funds due at closing
$95,348No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,520.75
Your down payment$81,520.75
Closing costs + prepaids$13,827.14
Total buyer cash needed$95,347.89
Remaining funds due$95,347.89
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%)$4,600.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,892.40
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$715.00
Initial HOA (3 months)$294.00
Prepaid interest, first (22 days)$857.75
Fees + prepaids$13,827.14
Your down payment is the seller’s equity. You take over the $378,479 balance, so the rest of the $460,000 price is paid at closing. A second mortgage can cover part of it. $95,347.89 is due at closing. Uses and sources reconcile at $473,827.14 each. Not a Closing Disclosure.