Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$48,868Cash toward the purchase price.
Closing costs + prepaids$16,480Not just lender fees.
Before credits & paid funds$65,348The complete starting cash picture.
Estimated remaining funds due at closing
$65,348No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$48,868.00
Your down payment$48,868.00
Closing costs + prepaids$16,480.26
Total buyer cash needed$65,348.26
Remaining funds due$65,348.26
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%)$5,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,480.66
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$736.75
Initial HOA (3 months)$396.00
Prepaid interest, first (31 days)$1,948.85
Fees + prepaids$16,480.26
Your down payment is the seller’s equity. You take over the $496,132 balance, so the rest of the $545,000 price is paid at closing. A second mortgage can cover part of it. $65,348.26 is due at closing. Uses and sources reconcile at $561,480.26 each. Not a Closing Disclosure.