Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$41,929Cash toward the purchase price.
Closing costs + prepaids$12,099Not just lender fees.
Before credits & paid funds$54,028The complete starting cash picture.
Estimated remaining funds due at closing
$54,028No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$41,928.64
Your down payment$41,928.64
Closing costs + prepaids$12,099.05
Total buyer cash needed$54,027.69
Remaining funds due$54,027.69
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%)$3,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,315.36
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$750.50
Initial HOA (3 months)$771.00
Prepaid interest, first (22 days)$994.19
Fees + prepaids$12,099.05
Your down payment is the seller’s equity. You take over the $263,071 balance, so the rest of the $305,000 price is paid at closing. A second mortgage can cover part of it. $54,027.69 is due at closing. Uses and sources reconcile at $317,099.05 each. Not a Closing Disclosure.