Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$127,005Cash toward the purchase price.
Closing costs + prepaids$11,851Not just lender fees.
Before credits & paid funds$138,856The complete starting cash picture.
Estimated remaining funds due at closing
$138,856No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$127,004.89
Your down payment$127,004.89
Closing costs + prepaids$11,850.77
Total buyer cash needed$138,855.66
Remaining funds due$138,855.66
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,339.98
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$656.75
Initial HOA (3 months)$198.00
Prepaid interest, first (23 days)$488.04
Fees + prepaids$11,850.77
Your down payment is the seller’s equity. You take over the $267,995 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $138,855.66 is due at closing. Uses and sources reconcile at $406,850.77 each. Not a Closing Disclosure.