Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$92,034Cash toward the purchase price.
Closing costs + prepaids$10,221Not just lender fees.
Before credits & paid funds$102,255The complete starting cash picture.
Estimated remaining funds due at closing
$102,255No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$92,034.27
Your down payment$92,034.27
Closing costs + prepaids$10,221.16
Total buyer cash needed$102,255.43
Remaining funds due$102,255.43
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%)$864.83
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$489.75
Initial HOA (3 months)$240.00
Prepaid interest, first (29 days)$758.59
Fees + prepaids$10,221.16
Your down payment is the seller’s equity. You take over the $172,966 balance, so the rest of the $265,000 price is paid at closing. A second mortgage can cover part of it. $102,255.43 is due at closing. Uses and sources reconcile at $275,221.16 each. Not a Closing Disclosure.