Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$29,895Cash toward the purchase price.
Closing costs + prepaids$15,745Not just lender fees.
Before credits & paid funds$45,640The complete starting cash picture.
Estimated remaining funds due at closing
$45,640No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$29,895.12
Your down payment$29,895.12
Closing costs + prepaids$15,744.69
Total buyer cash needed$45,639.81
Remaining funds due$45,639.81
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%)$2,325.52
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$558.25
Initial HOA (3 months)$294.00
Prepaid interest, first (31 days)$2,148.91
Fees + prepaids$15,744.69
Your down payment is the seller’s equity. You take over the $465,105 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $45,639.81 is due at closing. Uses and sources reconcile at $510,744.69 each. Not a Closing Disclosure.