Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$238,442Cash toward the purchase price.
Closing costs + prepaids$12,505Not just lender fees.
Before credits & paid funds$250,947The complete starting cash picture.
Estimated remaining funds due at closing
$250,947No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$238,441.76
Your down payment$238,441.76
Closing costs + prepaids$12,504.97
Total buyer cash needed$250,946.74
Remaining funds due$250,946.74
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%)$4,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,032.79
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$785.50
Initial HOA (3 months)$438.00
Prepaid interest, first (31 days)$580.68
Fees + prepaids$12,504.97
Your down payment is the seller’s equity. You take over the $206,558 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $250,946.74 is due at closing. Uses and sources reconcile at $457,504.97 each. Not a Closing Disclosure.