Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$61,224Cash toward the purchase price.
Closing costs + prepaids$15,744Not just lender fees.
Before credits & paid funds$76,968The complete starting cash picture.
Estimated remaining funds due at closing
$76,968No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$61,224.06
Your down payment$61,224.06
Closing costs + prepaids$15,743.71
Total buyer cash needed$76,967.77
Remaining funds due$76,967.77
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%)$4,959.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,173.38
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$490.75
Initial HOA (3 months)$312.00
Prepaid interest, first (31 days)$2,340.58
Fees + prepaids$15,743.71
Your down payment is the seller’s equity. You take over the $434,676 balance, so the rest of the $495,900 price is paid at closing. A second mortgage can cover part of it. $76,967.77 is due at closing. Uses and sources reconcile at $511,643.71 each. Not a Closing Disclosure.