Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$172,619Cash toward the purchase price.
Closing costs + prepaids$10,963Not just lender fees.
Before credits & paid funds$183,582The complete starting cash picture.
Estimated remaining funds due at closing
$183,582No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$172,618.57
Your down payment$172,618.57
Closing costs + prepaids$10,962.96
Total buyer cash needed$183,581.54
Remaining funds due$183,581.54
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%)$561.91
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$712.50
Initial HOA (3 months)$1,338.00
Prepaid interest, first (23 days)$282.55
Fees + prepaids$10,962.96
Your down payment is the seller’s equity. You take over the $112,381 balance, so the rest of the $285,000 price is paid at closing. A second mortgage can cover part of it. $183,581.54 is due at closing. Uses and sources reconcile at $295,962.96 each. Not a Closing Disclosure.