Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$129,579Cash toward the purchase price.
Closing costs + prepaids$15,961Not just lender fees.
Before credits & paid funds$145,540The complete starting cash picture.
Estimated remaining funds due at closing
$145,540No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$129,578.99
Your down payment$129,578.99
Closing costs + prepaids$15,960.58
Total buyer cash needed$145,539.57
Remaining funds due$145,539.57
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,102.11
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$669.50
Prepaid interest, first (31 days)$2,220.97
Fees + prepaids$15,960.58
Your down payment is the seller’s equity. You take over the $420,421 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $145,539.57 is due at closing. Uses and sources reconcile at $565,960.58 each. Not a Closing Disclosure.