Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$0Cash toward the purchase price.
Closing costs + prepaids$12,850Not just lender fees.
Before credits & paid funds$12,850The complete starting cash picture.
Estimated remaining funds due at closing
$12,850No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing−$67,028.51
Your down payment$0.00
Closing costs + prepaids$12,850.28
Total buyer cash needed$12,850.28
Remaining funds due$12,850.28
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,260.14
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$294.50
Initial HOA (3 months)$37.50
Prepaid interest, first (31 days)$1,190.14
Fees + prepaids$12,850.28
Your down payment is the seller’s equity. You take over the $452,029 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $12,850.28 is due at closing. Not a Closing Disclosure.