Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$20,493Cash toward the purchase price.
Closing costs + prepaids$11,930Not just lender fees.
Before credits & paid funds$32,423The complete starting cash picture.
Estimated remaining funds due at closing
$32,423No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$20,493.24
Your down payment$20,493.24
Closing costs + prepaids$11,930.06
Total buyer cash needed$32,423.30
Remaining funds due$32,423.30
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%)$1,372.53
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$434.50
Initial HOA (3 months)$405.00
Prepaid interest, first (30 days)$1,550.02
Fees + prepaids$11,930.06
Your down payment is the seller’s equity. You take over the $274,507 balance, so the rest of the $295,000 price is paid at closing. A second mortgage can cover part of it. $32,423.30 is due at closing. Uses and sources reconcile at $306,930.06 each. Not a Closing Disclosure.