Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$273,542Cash toward the purchase price.
Closing costs + prepaids$13,431Not just lender fees.
Before credits & paid funds$286,974The complete starting cash picture.
Estimated remaining funds due at closing
$286,974No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$273,542.05
Your down payment$273,542.05
Closing costs + prepaids$13,431.49
Total buyer cash needed$286,973.54
Remaining funds due$286,973.54
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,107.29
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$565.75
Initial HOA (3 months)$795.00
Prepaid interest, first (31 days)$545.45
Fees + prepaids$13,431.49
Your down payment is the seller’s equity. You take over the $221,458 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $286,973.54 is due at closing. Uses and sources reconcile at $508,431.49 each. Not a Closing Disclosure.