Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$160,255Cash toward the purchase price.
Closing costs + prepaids$11,840Not just lender fees.
Before credits & paid funds$172,095The complete starting cash picture.
Estimated remaining funds due at closing
$172,095No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$160,255.00
Your down payment$160,255.00
Closing costs + prepaids$11,840.41
Total buyer cash needed$172,095.42
Remaining funds due$172,095.42
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%)$1,423.72
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$627.25
Initial HOA (3 months)$96.24
Prepaid interest, first (1 days)$25.20
Fees + prepaids$11,840.41
Your down payment is the seller’s equity. You take over the $284,745 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $172,095.42 is due at closing. Uses and sources reconcile at $456,840.41 each. Not a Closing Disclosure.