Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$55,141Cash toward the purchase price.
Closing costs + prepaids$16,772Not just lender fees.
Before credits & paid funds$71,913The complete starting cash picture.
Estimated remaining funds due at closing
$71,913No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$55,141.01
Your down payment$55,141.01
Closing costs + prepaids$16,771.89
Total buyer cash needed$71,912.90
Remaining funds due$71,912.90
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,549.29
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$40.50
Initial HOA (3 months)$336.00
Prepaid interest, first (31 days)$2,728.09
Fees + prepaids$16,771.89
Your down payment is the seller’s equity. You take over the $509,859 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $71,912.90 is due at closing. Uses and sources reconcile at $581,771.89 each. Not a Closing Disclosure.