Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$278,447Cash toward the purchase price.
Closing costs + prepaids$12,517Not just lender fees.
Before credits & paid funds$290,965The complete starting cash picture.
Estimated remaining funds due at closing
$290,965No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$278,447.30
Your down payment$278,447.30
Closing costs + prepaids$12,517.49
Total buyer cash needed$290,964.79
Remaining funds due$290,964.79
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%)$932.76
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$554.50
Initial HOA (3 months)$348.99
Prepaid interest, first (29 days)$563.24
Fees + prepaids$12,517.49
Your down payment is the seller’s equity. You take over the $186,553 balance, so the rest of the $465,000 price is paid at closing. A second mortgage can cover part of it. $290,964.79 is due at closing. Uses and sources reconcile at $477,517.49 each. Not a Closing Disclosure.