Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$39,762Cash toward the purchase price.
Closing costs + prepaids$14,945Not just lender fees.
Before credits & paid funds$54,707The complete starting cash picture.
Estimated remaining funds due at closing
$54,707No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$39,762.08
Your down payment$39,762.08
Closing costs + prepaids$14,945.04
Total buyer cash needed$54,707.13
Remaining funds due$54,707.13
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%)$4,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,051.19
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$558.00
Initial HOA (3 months)$489.00
Prepaid interest, first (31 days)$2,128.85
Fees + prepaids$14,945.04
Your down payment is the seller’s equity. You take over the $410,238 balance, so the rest of the $450,000 price is paid at closing. A second mortgage can cover part of it. $54,707.13 is due at closing. Uses and sources reconcile at $464,945.04 each. Not a Closing Disclosure.