Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$264,352Cash toward the purchase price.
Closing costs + prepaids$13,379Not just lender fees.
Before credits & paid funds$277,731The complete starting cash picture.
Estimated remaining funds due at closing
$277,731No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$264,352.25
Your down payment$264,352.25
Closing costs + prepaids$13,378.54
Total buyer cash needed$277,730.78
Remaining funds due$277,730.78
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%)$5,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,178.24
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,029.00
Initial HOA (3 months)$91.26
Prepaid interest, first (24 days)$612.04
Fees + prepaids$13,378.54
Your down payment is the seller’s equity. You take over the $235,648 balance, so the rest of the $500,000 price is paid at closing. A second mortgage can cover part of it. $277,730.78 is due at closing. Uses and sources reconcile at $513,378.54 each. Not a Closing Disclosure.