Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$275,890Cash toward the purchase price.
Closing costs + prepaids$11,880Not just lender fees.
Before credits & paid funds$287,770The complete starting cash picture.
Estimated remaining funds due at closing
$287,770No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$275,890.22
Your down payment$275,890.22
Closing costs + prepaids$11,879.64
Total buyer cash needed$287,769.85
Remaining funds due$287,769.85
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%)$4,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,020.55
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$266.75
Prepaid interest, first (20 days)$324.34
Fees + prepaids$11,879.64
Your down payment is the seller’s equity. You take over the $204,110 balance, so the rest of the $480,000 price is paid at closing. A second mortgage can cover part of it. $287,769.85 is due at closing. Uses and sources reconcile at $491,879.64 each. Not a Closing Disclosure.