Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$83,084Cash toward the purchase price.
Closing costs + prepaids$13,504Not just lender fees.
Before credits & paid funds$96,588The complete starting cash picture.
Estimated remaining funds due at closing
$96,588No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$83,084.25
Your down payment$83,084.25
Closing costs + prepaids$13,503.57
Total buyer cash needed$96,587.82
Remaining funds due$96,587.82
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%)$4,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,859.58
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$842.00
Initial HOA (3 months)$58.50
Prepaid interest, first (20 days)$725.49
Fees + prepaids$13,503.57
Your down payment is the seller’s equity. You take over the $371,916 balance, so the rest of the $455,000 price is paid at closing. A second mortgage can cover part of it. $96,587.82 is due at closing. Uses and sources reconcile at $468,503.57 each. Not a Closing Disclosure.