Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$255,235Cash toward the purchase price.
Closing costs + prepaids$12,939Not just lender fees.
Before credits & paid funds$268,174The complete starting cash picture.
Estimated remaining funds due at closing
$268,174No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$255,234.61
Your down payment$255,234.61
Closing costs + prepaids$12,939.13
Total buyer cash needed$268,173.73
Remaining funds due$268,173.73
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%)$4,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,168.83
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$758.25
Initial HOA (3 months)$117.99
Prepaid interest, first (31 days)$536.06
Fees + prepaids$12,939.13
Your down payment is the seller’s equity. You take over the $233,765 balance, so the rest of the $489,000 price is paid at closing. A second mortgage can cover part of it. $268,173.73 is due at closing. Uses and sources reconcile at $501,939.13 each. Not a Closing Disclosure.