Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$273,763Cash toward the purchase price.
Closing costs + prepaids$18,785Not just lender fees.
Before credits & paid funds$292,548The complete starting cash picture.
Estimated remaining funds due at closing
$292,548No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$273,762.84
Your down payment$273,762.84
Closing costs + prepaids$18,785.13
Total buyer cash needed$292,547.97
Remaining funds due$292,547.97
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%)$7,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,506.19
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$867.25
Initial HOA (3 months)$273.00
Prepaid interest, first (31 days)$1,170.70
Fees + prepaids$18,785.13
Your down payment is the seller’s equity. You take over the $501,237 balance, so the rest of the $775,000 price is paid at closing. A second mortgage can cover part of it. $292,547.97 is due at closing. Uses and sources reconcile at $793,785.13 each. Not a Closing Disclosure.