Follow the dollars · Assumption only
A complete cash picture for Dec 18, 2026
Your down payment$277,866Cash toward the purchase price.
Closing costs + prepaids$12,496Not just lender fees.
Before credits & paid funds$290,362The complete starting cash picture.
Estimated remaining funds due at closing
$290,362No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$277,866.45
Your down payment$277,866.45
Closing costs + prepaids$12,495.60
Total buyer cash needed$290,362.05
Remaining funds due$290,362.05
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,085.67
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$618.75
Initial HOA (3 months)$120.00
Prepaid interest, first (14 days)$253.18
Fees + prepaids$12,495.60
Your down payment is the seller’s equity. You take over the $217,134 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $290,362.05 is due at closing. Uses and sources reconcile at $507,495.60 each. Not a Closing Disclosure.