Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$38,828Cash toward the purchase price.
Closing costs + prepaids$11,117Not just lender fees.
Before credits & paid funds$49,945The complete starting cash picture.
Estimated remaining funds due at closing
$49,945No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$38,828.10
Your down payment$38,828.10
Closing costs + prepaids$11,116.69
Total buyer cash needed$49,944.78
Remaining funds due$49,944.78
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%)$2,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,030.86
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$1,453.00
Prepaid interest, first (31 days)$964.83
Fees + prepaids$11,116.69
Your down payment is the seller’s equity. You take over the $206,172 balance, so the rest of the $245,000 price is paid at closing. A second mortgage can cover part of it. $49,944.78 is due at closing. Uses and sources reconcile at $256,116.69 each. Not a Closing Disclosure.