Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$28,259Cash toward the purchase price.
Closing costs + prepaids$16,757Not just lender fees.
Before credits & paid funds$45,016The complete starting cash picture.
Estimated remaining funds due at closing
$45,016No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,258.57
Your down payment$28,258.57
Closing costs + prepaids$16,757.00
Total buyer cash needed$45,015.58
Remaining funds due$45,015.58
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%)$5,195.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,456.21
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$833.75
Initial HOA (3 months)$501.00
Prepaid interest, first (31 days)$2,303.05
Fees + prepaids$16,757.00
Your down payment is the seller’s equity. You take over the $491,241 balance, so the rest of the $519,500 price is paid at closing. A second mortgage can cover part of it. $45,015.58 is due at closing. Uses and sources reconcile at $536,257.00 each. Not a Closing Disclosure.