Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$135,537Cash toward the purchase price.
Closing costs + prepaids$12,551Not just lender fees.
Before credits & paid funds$148,088The complete starting cash picture.
Estimated remaining funds due at closing
$148,088No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$135,536.84
Your down payment$135,536.84
Closing costs + prepaids$12,551.03
Total buyer cash needed$148,087.86
Remaining funds due$148,087.86
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%)$4,465.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,554.82
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$350.00
Initial HOA (3 months)$435.00
Prepaid interest, first (20 days)$528.21
Fees + prepaids$12,551.03
Your down payment is the seller’s equity. You take over the $310,963 balance, so the rest of the $446,500 price is paid at closing. A second mortgage can cover part of it. $148,087.86 is due at closing. Uses and sources reconcile at $459,051.03 each. Not a Closing Disclosure.