Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$164,235Cash toward the purchase price.
Closing costs + prepaids$13,593Not just lender fees.
Before credits & paid funds$177,829The complete starting cash picture.
Estimated remaining funds due at closing
$177,829No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$164,235.22
Your down payment$164,235.22
Closing costs + prepaids$13,593.41
Total buyer cash needed$177,828.63
Remaining funds due$177,828.63
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%)$4,790.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,573.82
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$416.25
Initial HOA (3 months)$276.00
Prepaid interest, first (20 days)$1,069.34
Fees + prepaids$13,593.41
Your down payment is the seller’s equity. You take over the $314,765 balance, so the rest of the $479,000 price is paid at closing. A second mortgage can cover part of it. $177,828.63 is due at closing. Uses and sources reconcile at $492,593.41 each. Not a Closing Disclosure.