Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$32,169Cash toward the purchase price.
Closing costs + prepaids$20,610Not just lender fees.
Before credits & paid funds$52,779The complete starting cash picture.
Estimated remaining funds due at closing
$52,779No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$32,168.70
Your down payment$32,168.70
Closing costs + prepaids$20,609.84
Total buyer cash needed$52,778.53
Remaining funds due$52,778.53
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%)$6,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,084.16
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$2,173.50
Initial HOA (3 months)$780.00
Prepaid interest, first (31 days)$2,614.18
Fees + prepaids$20,609.84
Your down payment is the seller’s equity. You take over the $616,831 balance, so the rest of the $649,000 price is paid at closing. A second mortgage can cover part of it. $52,778.53 is due at closing. Uses and sources reconcile at $669,609.84 each. Not a Closing Disclosure.