Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$21,436Cash toward the purchase price.
Closing costs + prepaids$11,211Not just lender fees.
Before credits & paid funds$32,647The complete starting cash picture.
Estimated remaining funds due at closing
$32,647No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$21,435.65
Your down payment$21,435.65
Closing costs + prepaids$11,210.90
Total buyer cash needed$32,646.55
Remaining funds due$32,646.55
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%)$1,317.82
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$552.00
Initial HOA (3 months)$52.74
Prepaid interest, first (26 days)$1,220.34
Fees + prepaids$11,210.90
Your down payment is the seller’s equity. You take over the $263,564 balance, so the rest of the $285,000 price is paid at closing. A second mortgage can cover part of it. $32,646.55 is due at closing. Uses and sources reconcile at $296,210.90 each. Not a Closing Disclosure.