Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$0Cash toward the purchase price.
Closing costs + prepaids$12,286Not just lender fees.
Before credits & paid funds$12,286The complete starting cash picture.
Estimated remaining funds due at closing
$12,286No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing−$32,155.61
Your down payment$0.00
Closing costs + prepaids$12,286.17
Total buyer cash needed$12,286.17
Remaining funds due$12,286.17
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%)$2,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,455.78
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$430.00
Initial HOA (3 months)$990.00
Prepaid interest, first (27 days)$1,602.39
Fees + prepaids$12,286.17
Your down payment is the seller’s equity. You take over the $291,156 balance, so the rest of the $259,000 price is paid at closing. A second mortgage can cover part of it. $12,286.17 is due at closing. Not a Closing Disclosure.