Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$28,798Cash toward the purchase price.
Closing costs + prepaids$10,177Not just lender fees.
Before credits & paid funds$38,975The complete starting cash picture.
Estimated remaining funds due at closing
$38,975No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,797.90
Your down payment$28,797.90
Closing costs + prepaids$10,177.19
Total buyer cash needed$38,975.08
Remaining funds due$38,975.08
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%)$2,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,331.01
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$363.25
Initial HOA (3 months)$270.00
Prepaid interest, first (1 days)$44.93
Fees + prepaids$10,177.19
Your down payment is the seller’s equity. You take over the $266,202 balance, so the rest of the $295,000 price is paid at closing. A second mortgage can cover part of it. $38,975.08 is due at closing. Uses and sources reconcile at $305,177.19 each. Not a Closing Disclosure.