Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$104,713Cash toward the purchase price.
Closing costs + prepaids$13,451Not just lender fees.
Before credits & paid funds$118,164The complete starting cash picture.
Estimated remaining funds due at closing
$118,164No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$104,712.99
Your down payment$104,712.99
Closing costs + prepaids$13,451.03
Total buyer cash needed$118,164.02
Remaining funds due$118,164.02
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%)$4,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,901.44
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$456.50
Initial HOA (3 months)$75.99
Prepaid interest, first (22 days)$699.10
Fees + prepaids$13,451.03
Your down payment is the seller’s equity. You take over the $380,287 balance, so the rest of the $485,000 price is paid at closing. A second mortgage can cover part of it. $118,164.02 is due at closing. Uses and sources reconcile at $498,451.03 each. Not a Closing Disclosure.