Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$287,170Cash toward the purchase price.
Closing costs + prepaids$17,785Not just lender fees.
Before credits & paid funds$304,955The complete starting cash picture.
Estimated remaining funds due at closing
$304,955No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$287,170.12
Your down payment$287,170.12
Closing costs + prepaids$17,785.26
Total buyer cash needed$304,955.38
Remaining funds due$304,955.38
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%)$7,700.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,414.15
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$924.00
Initial HOA (3 months)$123.00
Prepaid interest, first (10 days)$406.11
Fees + prepaids$17,785.26
Your down payment is the seller’s equity. You take over the $482,830 balance, so the rest of the $770,000 price is paid at closing. A second mortgage can cover part of it. $304,955.38 is due at closing. Uses and sources reconcile at $787,785.26 each. Not a Closing Disclosure.