Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$128,598Cash toward the purchase price.
Closing costs + prepaids$10,911Not just lender fees.
Before credits & paid funds$139,509The complete starting cash picture.
Estimated remaining funds due at closing
$139,509No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$128,597.94
Your down payment$128,597.94
Closing costs + prepaids$10,911.11
Total buyer cash needed$139,509.05
Remaining funds due$139,509.05
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%)$2,875.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$794.51
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$811.00
Initial HOA (3 months)$954.00
Prepaid interest, first (22 days)$258.60
Fees + prepaids$10,911.11
Your down payment is the seller’s equity. You take over the $158,902 balance, so the rest of the $287,500 price is paid at closing. A second mortgage can cover part of it. $139,509.05 is due at closing. Uses and sources reconcile at $298,411.11 each. Not a Closing Disclosure.