Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$164,962Cash toward the purchase price.
Closing costs + prepaids$12,570Not just lender fees.
Before credits & paid funds$177,532The complete starting cash picture.
Estimated remaining funds due at closing
$177,532No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$164,961.83
Your down payment$164,961.83
Closing costs + prepaids$12,570.45
Total buyer cash needed$177,532.29
Remaining funds due$177,532.29
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%)$4,499.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,424.69
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$531.00
Initial HOA (3 months)$120.00
Prepaid interest, first (27 days)$777.76
Fees + prepaids$12,570.45
Your down payment is the seller’s equity. You take over the $284,938 balance, so the rest of the $449,900 price is paid at closing. A second mortgage can cover part of it. $177,532.29 is due at closing. Uses and sources reconcile at $462,470.45 each. Not a Closing Disclosure.