Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$251,487Cash toward the purchase price.
Closing costs + prepaids$20,978Not just lender fees.
Before credits & paid funds$272,465The complete starting cash picture.
Estimated remaining funds due at closing
$272,465No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$251,487.02
Your down payment$251,487.02
Closing costs + prepaids$20,978.44
Total buyer cash needed$272,465.46
Remaining funds due$272,465.46
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%)$8,150.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,817.56
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$752.00
Initial HOA (3 months)$399.00
Prepaid interest, first (31 days)$2,641.87
Fees + prepaids$20,978.44
Your down payment is the seller’s equity. You take over the $563,513 balance, so the rest of the $815,000 price is paid at closing. A second mortgage can cover part of it. $272,465.46 is due at closing. Uses and sources reconcile at $835,978.44 each. Not a Closing Disclosure.