Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$244,463Cash toward the purchase price.
Closing costs + prepaids$14,976Not just lender fees.
Before credits & paid funds$259,439The complete starting cash picture.
Estimated remaining funds due at closing
$259,439No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$244,462.84
Your down payment$244,462.84
Closing costs + prepaids$14,976.16
Total buyer cash needed$259,439.00
Remaining funds due$259,439.00
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%)$5,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,522.69
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,506.25
Initial HOA (3 months)$196.26
Prepaid interest, first (24 days)$792.96
Fees + prepaids$14,976.16
Your down payment is the seller’s equity. You take over the $304,537 balance, so the rest of the $549,000 price is paid at closing. A second mortgage can cover part of it. $259,439.00 is due at closing. Uses and sources reconcile at $563,976.16 each. Not a Closing Disclosure.