Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$580Cash toward the purchase price.
Closing costs + prepaids$16,280Not just lender fees.
Before credits & paid funds$16,860The complete starting cash picture.
Estimated remaining funds due at closing
$16,860No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$580.01
Your down payment$580.01
Closing costs + prepaids$16,280.29
Total buyer cash needed$16,860.30
Remaining funds due$16,860.30
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%)$4,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,492.10
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$507.25
Initial HOA (3 months)$45.99
Prepaid interest, first (31 days)$2,776.95
Fees + prepaids$16,280.29
Your down payment is the seller’s equity. You take over the $498,420 balance, so the rest of the $499,000 price is paid at closing. A second mortgage can cover part of it. $16,860.30 is due at closing. Uses and sources reconcile at $515,280.29 each. Not a Closing Disclosure.