Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$276,709Cash toward the purchase price.
Closing costs + prepaids$13,356Not just lender fees.
Before credits & paid funds$290,065The complete starting cash picture.
Estimated remaining funds due at closing
$290,065No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$276,708.79
Your down payment$276,708.79
Closing costs + prepaids$13,355.94
Total buyer cash needed$290,064.74
Remaining funds due$290,064.74
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%)$5,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,291.46
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$134.75
Initial HOA (3 months)$443.01
Prepaid interest, first (30 days)$668.73
Fees + prepaids$13,355.94
Your down payment is the seller’s equity. You take over the $258,291 balance, so the rest of the $535,000 price is paid at closing. A second mortgage can cover part of it. $290,064.74 is due at closing. Uses and sources reconcile at $548,355.94 each. Not a Closing Disclosure.