Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$256,533Cash toward the purchase price.
Closing costs + prepaids$12,332Not just lender fees.
Before credits & paid funds$268,865The complete starting cash picture.
Estimated remaining funds due at closing
$268,865No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$256,532.83
Your down payment$256,532.83
Closing costs + prepaids$12,332.40
Total buyer cash needed$268,865.23
Remaining funds due$268,865.23
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%)$4,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,042.34
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$418.75
Initial HOA (3 months)$123.00
Prepaid interest, first (31 days)$630.31
Fees + prepaids$12,332.40
Your down payment is the seller’s equity. You take over the $208,467 balance, so the rest of the $465,000 price is paid at closing. A second mortgage can cover part of it. $268,865.23 is due at closing. Uses and sources reconcile at $477,332.40 each. Not a Closing Disclosure.