Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$163,854Cash toward the purchase price.
Closing costs + prepaids$13,419Not just lender fees.
Before credits & paid funds$177,273The complete starting cash picture.
Estimated remaining funds due at closing
$177,273No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$163,854.38
Your down payment$163,854.38
Closing costs + prepaids$13,418.75
Total buyer cash needed$177,273.12
Remaining funds due$177,273.12
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%)$4,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,625.73
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$540.00
Initial HOA (3 months)$360.00
Prepaid interest, first (21 days)$535.02
Fees + prepaids$13,418.75
Your down payment is the seller’s equity. You take over the $325,146 balance, so the rest of the $489,000 price is paid at closing. A second mortgage can cover part of it. $177,273.12 is due at closing. Uses and sources reconcile at $502,418.75 each. Not a Closing Disclosure.