Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$79,928Cash toward the purchase price.
Closing costs + prepaids$9,851Not just lender fees.
Before credits & paid funds$89,778The complete starting cash picture.
Estimated remaining funds due at closing
$89,778No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$79,927.53
Your down payment$79,927.53
Closing costs + prepaids$9,850.76
Total buyer cash needed$89,778.30
Remaining funds due$89,778.30
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%)$2,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$875.36
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$352.75
Initial HOA (3 months)$507.00
Prepaid interest, first (24 days)$347.65
Fees + prepaids$9,850.76
Your down payment is the seller’s equity. You take over the $175,072 balance, so the rest of the $255,000 price is paid at closing. A second mortgage can cover part of it. $89,778.30 is due at closing. Uses and sources reconcile at $264,850.76 each. Not a Closing Disclosure.