Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$84,274Cash toward the purchase price.
Closing costs + prepaids$10,898Not just lender fees.
Before credits & paid funds$95,172The complete starting cash picture.
Estimated remaining funds due at closing
$95,172No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$84,274.29
Your down payment$84,274.29
Closing costs + prepaids$10,898.12
Total buyer cash needed$95,172.41
Remaining funds due$95,172.41
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%)$1,103.63
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$933.75
Initial HOA (3 months)$171.00
Prepaid interest, first (22 days)$421.74
Fees + prepaids$10,898.12
Your down payment is the seller’s equity. You take over the $220,726 balance, so the rest of the $305,000 price is paid at closing. A second mortgage can cover part of it. $95,172.41 is due at closing. Uses and sources reconcile at $315,898.12 each. Not a Closing Disclosure.