Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$20,820Cash toward the purchase price.
Closing costs + prepaids$11,324Not just lender fees.
Before credits & paid funds$32,144The complete starting cash picture.
Estimated remaining funds due at closing
$32,144No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$20,819.63
Your down payment$20,819.63
Closing costs + prepaids$11,324.10
Total buyer cash needed$32,143.73
Remaining funds due$32,143.73
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%)$2,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,220.90
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$158.75
Initial HOA (3 months)$660.00
Prepaid interest, first (31 days)$1,416.45
Fees + prepaids$11,324.10
Your down payment is the seller’s equity. You take over the $244,180 balance, so the rest of the $265,000 price is paid at closing. A second mortgage can cover part of it. $32,143.73 is due at closing. Uses and sources reconcile at $276,324.10 each. Not a Closing Disclosure.