Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$12,612Cash toward the purchase price.
Closing costs + prepaids$10,779Not just lender fees.
Before credits & paid funds$23,391The complete starting cash picture.
Estimated remaining funds due at closing
$23,391No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$12,612.07
Your down payment$12,612.07
Closing costs + prepaids$10,779.38
Total buyer cash needed$23,391.45
Remaining funds due$23,391.45
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%)$2,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,161.94
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$222.50
Initial HOA (3 months)$759.00
Prepaid interest, first (23 days)$967.94
Fees + prepaids$10,779.38
Your down payment is the seller’s equity. You take over the $232,388 balance, so the rest of the $245,000 price is paid at closing. A second mortgage can cover part of it. $23,391.45 is due at closing. Uses and sources reconcile at $255,779.38 each. Not a Closing Disclosure.