Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$54,165Cash toward the purchase price.
Closing costs + prepaids$15,535Not just lender fees.
Before credits & paid funds$69,700The complete starting cash picture.
Estimated remaining funds due at closing
$69,700No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$54,164.73
Your down payment$54,164.73
Closing costs + prepaids$15,535.43
Total buyer cash needed$69,700.16
Remaining funds due$69,700.16
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,204.18
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$365.75
Initial HOA (3 months)$170.01
Prepaid interest, first (31 days)$2,377.49
Fees + prepaids$15,535.43
Your down payment is the seller’s equity. You take over the $440,835 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $69,700.16 is due at closing. Uses and sources reconcile at $510,535.43 each. Not a Closing Disclosure.