Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$136,525Cash toward the purchase price.
Closing costs + prepaids$13,089Not just lender fees.
Before credits & paid funds$149,613The complete starting cash picture.
Estimated remaining funds due at closing
$149,613No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$136,524.68
Your down payment$136,524.68
Closing costs + prepaids$13,088.64
Total buyer cash needed$149,613.31
Remaining funds due$149,613.31
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,292.38
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$987.50
Initial HOA (3 months)$195.00
Prepaid interest, first (29 days)$1,445.76
Fees + prepaids$13,088.64
Your down payment is the seller’s equity. You take over the $258,475 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $149,613.31 is due at closing. Uses and sources reconcile at $408,088.64 each. Not a Closing Disclosure.