Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$29,569Cash toward the purchase price.
Closing costs + prepaids$16,724Not just lender fees.
Before credits & paid funds$46,293The complete starting cash picture.
Estimated remaining funds due at closing
$46,293No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$29,568.54
Your down payment$29,568.54
Closing costs + prepaids$16,724.41
Total buyer cash needed$46,292.95
Remaining funds due$46,292.95
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%)$5,340.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,522.16
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$474.50
Initial HOA (3 months)$165.00
Prepaid interest, first (31 days)$2,754.75
Fees + prepaids$16,724.41
Your down payment is the seller’s equity. You take over the $504,431 balance, so the rest of the $534,000 price is paid at closing. A second mortgage can cover part of it. $46,292.95 is due at closing. Uses and sources reconcile at $550,724.41 each. Not a Closing Disclosure.