Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$243,355Cash toward the purchase price.
Closing costs + prepaids$12,146Not just lender fees.
Before credits & paid funds$255,501The complete starting cash picture.
Estimated remaining funds due at closing
$255,501No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$243,355.42
Your down payment$243,355.42
Closing costs + prepaids$12,145.78
Total buyer cash needed$255,501.20
Remaining funds due$255,501.20
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%)$4,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$783.22
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$883.50
Initial HOA (3 months)$960.00
Prepaid interest, first (23 days)$301.06
Fees + prepaids$12,145.78
Your down payment is the seller’s equity. You take over the $156,645 balance, so the rest of the $400,000 price is paid at closing. A second mortgage can cover part of it. $255,501.20 is due at closing. Uses and sources reconcile at $412,145.78 each. Not a Closing Disclosure.