Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$248,639Cash toward the purchase price.
Closing costs + prepaids$12,575Not just lender fees.
Before credits & paid funds$261,213The complete starting cash picture.
Estimated remaining funds due at closing
$261,213No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$248,638.86
Your down payment$248,638.86
Closing costs + prepaids$12,574.56
Total buyer cash needed$261,213.42
Remaining funds due$261,213.42
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%)$4,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,031.81
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$658.25
Initial HOA (3 months)$204.00
Prepaid interest, first (31 days)$662.50
Fees + prepaids$12,574.56
Your down payment is the seller’s equity. You take over the $206,361 balance, so the rest of the $455,000 price is paid at closing. A second mortgage can cover part of it. $261,213.42 is due at closing. Uses and sources reconcile at $467,574.56 each. Not a Closing Disclosure.