Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$57,228Cash toward the purchase price.
Closing costs + prepaids$15,791Not just lender fees.
Before credits & paid funds$73,019The complete starting cash picture.
Estimated remaining funds due at closing
$73,019No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$57,227.69
Your down payment$57,227.69
Closing costs + prepaids$15,791.43
Total buyer cash needed$73,019.12
Remaining funds due$73,019.12
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%)$4,970.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,198.86
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$359.25
Initial HOA (3 months)$375.00
Prepaid interest, first (31 days)$2,420.31
Fees + prepaids$15,791.43
Your down payment is the seller’s equity. You take over the $439,772 balance, so the rest of the $497,000 price is paid at closing. A second mortgage can cover part of it. $73,019.12 is due at closing. Uses and sources reconcile at $512,791.43 each. Not a Closing Disclosure.