Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$249,971Cash toward the purchase price.
Closing costs + prepaids$11,664Not just lender fees.
Before credits & paid funds$261,635The complete starting cash picture.
Estimated remaining funds due at closing
$261,635No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$249,970.88
Your down payment$249,970.88
Closing costs + prepaids$11,664.09
Total buyer cash needed$261,634.98
Remaining funds due$261,634.98
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%)$4,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$925.15
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$489.50
Initial HOA (3 months)$78.00
Prepaid interest, first (31 days)$603.45
Fees + prepaids$11,664.09
Your down payment is the seller’s equity. You take over the $185,029 balance, so the rest of the $435,000 price is paid at closing. A second mortgage can cover part of it. $261,634.98 is due at closing. Uses and sources reconcile at $446,664.09 each. Not a Closing Disclosure.