Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$124,933Cash toward the purchase price.
Closing costs + prepaids$10,000Not just lender fees.
Before credits & paid funds$134,932The complete starting cash picture.
Estimated remaining funds due at closing
$134,932No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$124,932.65
Your down payment$124,932.65
Closing costs + prepaids$9,999.69
Total buyer cash needed$134,932.34
Remaining funds due$134,932.34
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%)$2,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$800.34
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$603.25
Initial HOA (3 months)$75.00
Prepaid interest, first (28 days)$453.10
Fees + prepaids$9,999.69
Your down payment is the seller’s equity. You take over the $160,067 balance, so the rest of the $285,000 price is paid at closing. A second mortgage can cover part of it. $134,932.34 is due at closing. Uses and sources reconcile at $294,999.69 each. Not a Closing Disclosure.