Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$0Cash toward the purchase price.
Closing costs + prepaids$12,089Not just lender fees.
Before credits & paid funds$12,089The complete starting cash picture.
Estimated remaining funds due at closing
$12,089No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing−$43,772.20
Your down payment$0.00
Closing costs + prepaids$12,088.77
Total buyer cash needed$12,088.77
Remaining funds due$12,088.77
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%)$3,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,743.86
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$421.75
Initial HOA (3 months)$180.00
Prepaid interest, first (31 days)$1,475.16
Fees + prepaids$12,088.77
Your down payment is the seller’s equity. You take over the $348,772 balance, so the rest of the $305,000 price is paid at closing. A second mortgage can cover part of it. $12,088.77 is due at closing. Not a Closing Disclosure.