Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$272,263Cash toward the purchase price.
Closing costs + prepaids$15,664Not just lender fees.
Before credits & paid funds$287,927The complete starting cash picture.
Estimated remaining funds due at closing
$287,927No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$272,263.50
Your down payment$272,263.50
Closing costs + prepaids$15,663.53
Total buyer cash needed$287,927.03
Remaining funds due$287,927.03
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%)$5,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,383.68
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,608.75
Initial HOA (3 months)$112.50
Prepaid interest, first (31 days)$1,600.60
Fees + prepaids$15,663.53
Your down payment is the seller’s equity. You take over the $276,737 balance, so the rest of the $549,000 price is paid at closing. A second mortgage can cover part of it. $287,927.03 is due at closing. Uses and sources reconcile at $564,663.53 each. Not a Closing Disclosure.