Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$251,043Cash toward the purchase price.
Closing costs + prepaids$12,649Not just lender fees.
Before credits & paid funds$263,692The complete starting cash picture.
Estimated remaining funds due at closing
$263,692No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$251,043.37
Your down payment$251,043.37
Closing costs + prepaids$12,648.59
Total buyer cash needed$263,691.96
Remaining funds due$263,691.96
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%)$4,595.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,042.28
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$827.75
Initial HOA (3 months)$126.00
Prepaid interest, first (31 days)$589.56
Fees + prepaids$12,648.59
Your down payment is the seller’s equity. You take over the $208,457 balance, so the rest of the $459,500 price is paid at closing. A second mortgage can cover part of it. $263,691.96 is due at closing. Uses and sources reconcile at $472,148.59 each. Not a Closing Disclosure.