Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$295,843Cash toward the purchase price.
Closing costs + prepaids$10,236Not just lender fees.
Before credits & paid funds$306,079The complete starting cash picture.
Estimated remaining funds due at closing
$306,079No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$295,842.71
Your down payment$295,842.71
Closing costs + prepaids$10,236.14
Total buyer cash needed$306,078.84
Remaining funds due$306,078.84
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%)$445.79
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$466.25
Initial HOA (3 months)$90.00
Prepaid interest, first (20 days)$166.10
Fees + prepaids$10,236.14
Your down payment is the seller’s equity. You take over the $89,157 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $306,078.84 is due at closing. Uses and sources reconcile at $395,236.14 each. Not a Closing Disclosure.