Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$75,479Cash toward the purchase price.
Closing costs + prepaids$10,542Not just lender fees.
Before credits & paid funds$86,021The complete starting cash picture.
Estimated remaining funds due at closing
$86,021No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$75,478.94
Your down payment$75,478.94
Closing costs + prepaids$10,542.30
Total buyer cash needed$86,021.24
Remaining funds due$86,021.24
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%)$2,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$947.61
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$826.00
Initial HOA (3 months)$450.00
Prepaid interest, first (31 days)$450.70
Fees + prepaids$10,542.30
Your down payment is the seller’s equity. You take over the $189,521 balance, so the rest of the $265,000 price is paid at closing. A second mortgage can cover part of it. $86,021.24 is due at closing. Uses and sources reconcile at $275,542.30 each. Not a Closing Disclosure.