Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$0Cash toward the purchase price.
Closing costs + prepaids$12,589Not just lender fees.
Before credits & paid funds$12,589The complete starting cash picture.
Estimated remaining funds due at closing
$12,589No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing−$64,091.89
Your down payment$0.00
Closing costs + prepaids$12,588.81
Total buyer cash needed$12,588.81
Remaining funds due$12,588.81
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%)$2,900.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,770.46
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$350.50
Initial HOA (3 months)$777.00
Prepaid interest, first (31 days)$1,572.85
Fees + prepaids$12,588.81
Your down payment is the seller’s equity. You take over the $354,092 balance, so the rest of the $290,000 price is paid at closing. A second mortgage can cover part of it. $12,588.81 is due at closing. Not a Closing Disclosure.