Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$245,452Cash toward the purchase price.
Closing costs + prepaids$19,071Not just lender fees.
Before credits & paid funds$264,523The complete starting cash picture.
Estimated remaining funds due at closing
$264,523No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$245,452.18
Your down payment$245,452.18
Closing costs + prepaids$19,070.51
Total buyer cash needed$264,522.69
Remaining funds due$264,522.69
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%)$7,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,717.74
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$946.75
Initial HOA (3 months)$90.00
Prepaid interest, first (12 days)$1,208.02
Fees + prepaids$19,070.51
Your down payment is the seller’s equity. You take over the $543,548 balance, so the rest of the $789,000 price is paid at closing. A second mortgage can cover part of it. $264,522.69 is due at closing. Uses and sources reconcile at $808,070.51 each. Not a Closing Disclosure.