Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$71,621Cash toward the purchase price.
Closing costs + prepaids$11,344Not just lender fees.
Before credits & paid funds$82,965The complete starting cash picture.
Estimated remaining funds due at closing
$82,965No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$71,621.36
Your down payment$71,621.36
Closing costs + prepaids$11,343.64
Total buyer cash needed$82,964.99
Remaining funds due$82,964.99
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%)$2,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$966.89
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$509.50
Initial HOA (3 months)$1,035.00
Prepaid interest, first (28 days)$964.24
Fees + prepaids$11,343.64
Your down payment is the seller’s equity. You take over the $193,379 balance, so the rest of the $265,000 price is paid at closing. A second mortgage can cover part of it. $82,964.99 is due at closing. Uses and sources reconcile at $276,343.64 each. Not a Closing Disclosure.