Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$312,425Cash toward the purchase price.
Closing costs + prepaids$14,291Not just lender fees.
Before credits & paid funds$326,716The complete starting cash picture.
Estimated remaining funds due at closing
$326,716No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$312,424.97
Your down payment$312,424.97
Closing costs + prepaids$14,290.55
Total buyer cash needed$326,715.53
Remaining funds due$326,715.53
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%)$5,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,162.88
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$654.00
Initial HOA (3 months)$1,272.00
Prepaid interest, first (7 days)$283.68
Fees + prepaids$14,290.55
Your down payment is the seller’s equity. You take over the $232,575 balance, so the rest of the $545,000 price is paid at closing. A second mortgage can cover part of it. $326,715.53 is due at closing. Uses and sources reconcile at $559,290.55 each. Not a Closing Disclosure.