Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$2,055Cash toward the purchase price.
Closing costs + prepaids$10,810Not just lender fees.
Before credits & paid funds$12,865The complete starting cash picture.
Estimated remaining funds due at closing
$12,865No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$2,055.18
Your down payment$2,055.18
Closing costs + prepaids$10,810.03
Total buyer cash needed$12,865.22
Remaining funds due$12,865.22
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%)$2,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,214.72
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$294.00
Initial HOA (3 months)$1,200.00
Prepaid interest, first (10 days)$433.31
Fees + prepaids$10,810.03
Your down payment is the seller’s equity. You take over the $242,945 balance, so the rest of the $245,000 price is paid at closing. A second mortgage can cover part of it. $12,865.22 is due at closing. Uses and sources reconcile at $255,810.03 each. Not a Closing Disclosure.