Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$28,075Cash toward the purchase price.
Closing costs + prepaids$11,284Not just lender fees.
Before credits & paid funds$39,358The complete starting cash picture.
Estimated remaining funds due at closing
$39,358No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,074.61
Your down payment$28,074.61
Closing costs + prepaids$11,283.71
Total buyer cash needed$39,358.32
Remaining funds due$39,358.32
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%)$2,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,334.63
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$602.75
Initial HOA (3 months)$37.50
Prepaid interest, first (24 days)$1,140.83
Fees + prepaids$11,283.71
Your down payment is the seller’s equity. You take over the $266,925 balance, so the rest of the $295,000 price is paid at closing. A second mortgage can cover part of it. $39,358.32 is due at closing. Uses and sources reconcile at $306,283.71 each. Not a Closing Disclosure.