Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$177,951Cash toward the purchase price.
Closing costs + prepaids$12,089Not just lender fees.
Before credits & paid funds$190,040The complete starting cash picture.
Estimated remaining funds due at closing
$190,040No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$177,951.15
Your down payment$177,951.15
Closing costs + prepaids$12,088.66
Total buyer cash needed$190,039.81
Remaining funds due$190,039.81
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%)$4,399.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,309.74
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$452.00
Initial HOA (3 months)$275.01
Prepaid interest, first (20 days)$434.91
Fees + prepaids$12,088.66
Your down payment is the seller’s equity. You take over the $261,949 balance, so the rest of the $439,900 price is paid at closing. A second mortgage can cover part of it. $190,039.81 is due at closing. Uses and sources reconcile at $451,988.66 each. Not a Closing Disclosure.