Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$259,010Cash toward the purchase price.
Closing costs + prepaids$13,055Not just lender fees.
Before credits & paid funds$272,064The complete starting cash picture.
Estimated remaining funds due at closing
$272,064No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$259,009.59
Your down payment$259,009.59
Closing costs + prepaids$13,054.81
Total buyer cash needed$272,064.40
Remaining funds due$272,064.40
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%)$5,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,379.95
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$319.00
Initial HOA (3 months)$125.01
Prepaid interest, first (21 days)$412.85
Fees + prepaids$13,054.81
Your down payment is the seller’s equity. You take over the $275,990 balance, so the rest of the $535,000 price is paid at closing. A second mortgage can cover part of it. $272,064.40 is due at closing. Uses and sources reconcile at $548,054.81 each. Not a Closing Disclosure.