Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$42,777Cash toward the purchase price.
Closing costs + prepaids$11,419Not just lender fees.
Before credits & paid funds$54,196The complete starting cash picture.
Estimated remaining funds due at closing
$54,196No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$42,776.55
Your down payment$42,776.55
Closing costs + prepaids$11,419.17
Total buyer cash needed$54,195.73
Remaining funds due$54,195.73
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%)$2,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,211.12
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$297.00
Initial HOA (3 months)$1,230.00
Prepaid interest, first (31 days)$613.06
Fees + prepaids$11,419.17
Your down payment is the seller’s equity. You take over the $242,223 balance, so the rest of the $285,000 price is paid at closing. A second mortgage can cover part of it. $54,195.73 is due at closing. Uses and sources reconcile at $296,419.17 each. Not a Closing Disclosure.