Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$33,917Cash toward the purchase price.
Closing costs + prepaids$10,995Not just lender fees.
Before credits & paid funds$44,912The complete starting cash picture.
Estimated remaining funds due at closing
$44,912No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$33,916.61
Your down payment$33,916.61
Closing costs + prepaids$10,994.93
Total buyer cash needed$44,911.54
Remaining funds due$44,911.54
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%)$2,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,230.42
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$276.75
Initial HOA (3 months)$900.00
Prepaid interest, first (27 days)$569.77
Fees + prepaids$10,994.93
Your down payment is the seller’s equity. You take over the $246,083 balance, so the rest of the $280,000 price is paid at closing. A second mortgage can cover part of it. $44,911.54 is due at closing. Uses and sources reconcile at $290,994.93 each. Not a Closing Disclosure.