Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$243,536Cash toward the purchase price.
Closing costs + prepaids$10,697Not just lender fees.
Before credits & paid funds$254,233The complete starting cash picture.
Estimated remaining funds due at closing
$254,233No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$243,535.86
Your down payment$243,535.86
Closing costs + prepaids$10,696.85
Total buyer cash needed$254,232.72
Remaining funds due$254,232.72
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$707.32
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$404.75
Initial HOA (3 months)$195.99
Prepaid interest, first (31 days)$320.79
Fees + prepaids$10,696.85
Your down payment is the seller’s equity. You take over the $141,464 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $254,232.72 is due at closing. Uses and sources reconcile at $395,696.85 each. Not a Closing Disclosure.