Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$249,432Cash toward the purchase price.
Closing costs + prepaids$15,142Not just lender fees.
Before credits & paid funds$264,574The complete starting cash picture.
Estimated remaining funds due at closing
$264,574No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$249,432.27
Your down payment$249,432.27
Closing costs + prepaids$15,142.12
Total buyer cash needed$264,574.39
Remaining funds due$264,574.39
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%)$5,405.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,455.34
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,818.75
Initial HOA (3 months)$440.01
Prepaid interest, first (24 days)$555.02
Fees + prepaids$15,142.12
Your down payment is the seller’s equity. You take over the $291,068 balance, so the rest of the $540,500 price is paid at closing. A second mortgage can cover part of it. $264,574.39 is due at closing. Uses and sources reconcile at $555,642.12 each. Not a Closing Disclosure.