Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$265,958Cash toward the purchase price.
Closing costs + prepaids$12,037Not just lender fees.
Before credits & paid funds$277,995The complete starting cash picture.
Estimated remaining funds due at closing
$277,995No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$265,958.03
Your down payment$265,958.03
Closing costs + prepaids$12,036.62
Total buyer cash needed$277,994.65
Remaining funds due$277,994.65
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%)$4,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$995.21
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$558.00
Initial HOA (3 months)$192.00
Prepaid interest, first (12 days)$173.41
Fees + prepaids$12,036.62
Your down payment is the seller’s equity. You take over the $199,042 balance, so the rest of the $465,000 price is paid at closing. A second mortgage can cover part of it. $277,994.65 is due at closing. Uses and sources reconcile at $477,036.62 each. Not a Closing Disclosure.