Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$123,668Cash toward the purchase price.
Closing costs + prepaids$10,610Not just lender fees.
Before credits & paid funds$134,278The complete starting cash picture.
Estimated remaining funds due at closing
$134,278No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$123,668.11
Your down payment$123,668.11
Closing costs + prepaids$10,610.19
Total buyer cash needed$134,278.30
Remaining funds due$134,278.30
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%)$2,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$806.66
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$342.00
Initial HOA (3 months)$1,236.00
Prepaid interest, first (12 days)$157.53
Fees + prepaids$10,610.19
Your down payment is the seller’s equity. You take over the $161,332 balance, so the rest of the $285,000 price is paid at closing. A second mortgage can cover part of it. $134,278.30 is due at closing. Uses and sources reconcile at $295,610.19 each. Not a Closing Disclosure.