Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$273,763Cash toward the purchase price.
Closing costs + prepaids$18,017Not just lender fees.
Before credits & paid funds$291,780The complete starting cash picture.
Estimated remaining funds due at closing
$291,780No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$273,762.84
Your down payment$273,762.84
Closing costs + prepaids$18,017.07
Total buyer cash needed$291,779.90
Remaining funds due$291,779.90
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%)$7,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,506.19
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$930.00
Initial HOA (3 months)$273.00
Prepaid interest, first (9 days)$339.88
Fees + prepaids$18,017.07
Your down payment is the seller’s equity. You take over the $501,237 balance, so the rest of the $775,000 price is paid at closing. A second mortgage can cover part of it. $291,779.90 is due at closing. Uses and sources reconcile at $793,017.07 each. Not a Closing Disclosure.