Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$30,111Cash toward the purchase price.
Closing costs + prepaids$10,954Not just lender fees.
Before credits & paid funds$41,064The complete starting cash picture.
Estimated remaining funds due at closing
$41,064No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$30,110.59
Your down payment$30,110.59
Closing costs + prepaids$10,953.56
Total buyer cash needed$41,064.15
Remaining funds due$41,064.15
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%)$1,174.45
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$662.50
Initial HOA (3 months)$90.00
Prepaid interest, first (28 days)$1,158.62
Fees + prepaids$10,953.56
Your down payment is the seller’s equity. You take over the $234,889 balance, so the rest of the $265,000 price is paid at closing. A second mortgage can cover part of it. $41,064.15 is due at closing. Uses and sources reconcile at $275,953.56 each. Not a Closing Disclosure.