Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$120,036Cash toward the purchase price.
Closing costs + prepaids$14,088Not just lender fees.
Before credits & paid funds$134,123The complete starting cash picture.
Estimated remaining funds due at closing
$134,123No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$120,035.65
Your down payment$120,035.65
Closing costs + prepaids$14,087.59
Total buyer cash needed$134,123.24
Remaining funds due$134,123.24
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%)$5,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,144.82
Home insurance (12 months up front)$1,200.00
Insurance escrow (3 months)$300.00
Property tax escrow (3 months)$510.25
Initial HOA (3 months)$336.00
Prepaid interest, first (31 days)$1,138.52
Fees + prepaids$14,087.59
Your down payment is the seller’s equity. You take over the $428,964 balance, so the rest of the $549,000 price is paid at closing. A second mortgage can cover part of it. $134,123.24 is due at closing. Uses and sources reconcile at $563,087.59 each. Not a Closing Disclosure.