Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$260,045Cash toward the purchase price.
Closing costs + prepaids$11,484Not just lender fees.
Before credits & paid funds$271,530The complete starting cash picture.
Estimated remaining funds due at closing
$271,530No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$260,045.07
Your down payment$260,045.07
Closing costs + prepaids$11,484.47
Total buyer cash needed$271,529.53
Remaining funds due$271,529.53
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%)$924.77
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$349.75
Prepaid interest, first (31 days)$541.94
Fees + prepaids$11,484.47
Your down payment is the seller’s equity. You take over the $184,955 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $271,529.53 is due at closing. Uses and sources reconcile at $456,484.47 each. Not a Closing Disclosure.