Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$255,235Cash toward the purchase price.
Closing costs + prepaids$12,439Not just lender fees.
Before credits & paid funds$267,674The complete starting cash picture.
Estimated remaining funds due at closing
$267,674No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$255,234.61
Your down payment$255,234.61
Closing costs + prepaids$12,439.07
Total buyer cash needed$267,673.68
Remaining funds due$267,673.68
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%)$4,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,168.83
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$586.75
Initial HOA (3 months)$117.99
Prepaid interest, first (12 days)$207.51
Fees + prepaids$12,439.07
Your down payment is the seller’s equity. You take over the $233,765 balance, so the rest of the $489,000 price is paid at closing. A second mortgage can cover part of it. $267,673.68 is due at closing. Uses and sources reconcile at $501,439.07 each. Not a Closing Disclosure.