Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$38,686Cash toward the purchase price.
Closing costs + prepaids$16,742Not just lender fees.
Before credits & paid funds$55,428The complete starting cash picture.
Estimated remaining funds due at closing
$55,428No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$38,685.84
Your down payment$38,685.84
Closing costs + prepaids$16,741.75
Total buyer cash needed$55,427.59
Remaining funds due$55,427.59
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%)$5,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,331.57
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,262.50
Initial HOA (3 months)$118.74
Prepaid interest, first (31 days)$2,510.94
Fees + prepaids$16,741.75
Your down payment is the seller’s equity. You take over the $466,314 balance, so the rest of the $505,000 price is paid at closing. A second mortgage can cover part of it. $55,427.59 is due at closing. Uses and sources reconcile at $521,741.75 each. Not a Closing Disclosure.