Follow the dollars · Assumption only
A complete cash picture for Dec 16, 2026
Your down payment$120,913Cash toward the purchase price.
Closing costs + prepaids$9,122Not just lender fees.
Before credits & paid funds$130,035The complete starting cash picture.
Estimated remaining funds due at closing
$130,035No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$120,913.18
Your down payment$120,913.18
Closing costs + prepaids$9,121.87
Total buyer cash needed$130,035.04
Remaining funds due$130,035.04
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%)$2,540.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$665.43
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$317.50
Initial HOA (3 months)$210.00
Prepaid interest, first (16 days)$170.93
Fees + prepaids$9,121.87
Your down payment is the seller’s equity. You take over the $133,087 balance, so the rest of the $254,000 price is paid at closing. A second mortgage can cover part of it. $130,035.04 is due at closing. Uses and sources reconcile at $263,121.87 each. Not a Closing Disclosure.