Follow the dollars · Assumption only
A complete cash picture for Dec 28, 2026
Your down payment$304,779Cash toward the purchase price.
Closing costs + prepaids$12,512Not just lender fees.
Before credits & paid funds$317,291The complete starting cash picture.
Estimated remaining funds due at closing
$317,291No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$304,778.96
Your down payment$304,778.96
Closing costs + prepaids$12,512.34
Total buyer cash needed$317,291.30
Remaining funds due$317,291.30
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%)$4,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$901.11
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,236.75
Prepaid interest, first (4 days)$56.49
Fees + prepaids$12,512.34
Your down payment is the seller’s equity. You take over the $180,221 balance, so the rest of the $485,000 price is paid at closing. A second mortgage can cover part of it. $317,291.30 is due at closing. Uses and sources reconcile at $497,512.34 each. Not a Closing Disclosure.