Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$275,426Cash toward the purchase price.
Closing costs + prepaids$11,430Not just lender fees.
Before credits & paid funds$286,856The complete starting cash picture.
Estimated remaining funds due at closing
$286,856No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$275,426.16
Your down payment$275,426.16
Closing costs + prepaids$11,430.33
Total buyer cash needed$286,856.49
Remaining funds due$286,856.49
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%)$4,495.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$870.37
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$353.75
Initial HOA (3 months)$291.00
Prepaid interest, first (20 days)$202.21
Fees + prepaids$11,430.33
Your down payment is the seller’s equity. You take over the $174,074 balance, so the rest of the $449,500 price is paid at closing. A second mortgage can cover part of it. $286,856.49 is due at closing. Uses and sources reconcile at $460,930.33 each. Not a Closing Disclosure.