Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$135,003Cash toward the purchase price.
Closing costs + prepaids$12,148Not just lender fees.
Before credits & paid funds$147,150The complete starting cash picture.
Estimated remaining funds due at closing
$147,150No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$135,002.59
Your down payment$135,002.59
Closing costs + prepaids$12,147.81
Total buyer cash needed$147,150.39
Remaining funds due$147,150.39
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,299.99
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$465.00
Initial HOA (3 months)$294.00
Prepaid interest, first (31 days)$920.82
Fees + prepaids$12,147.81
Your down payment is the seller’s equity. You take over the $259,997 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $147,150.39 is due at closing. Uses and sources reconcile at $407,147.81 each. Not a Closing Disclosure.