Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$49,196Cash toward the purchase price.
Closing costs + prepaids$12,753Not just lender fees.
Before credits & paid funds$61,949The complete starting cash picture.
Estimated remaining funds due at closing
$61,949No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$49,195.82
Your down payment$49,195.82
Closing costs + prepaids$12,753.24
Total buyer cash needed$61,949.06
Remaining funds due$61,949.06
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,729.02
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$992.75
Prepaid interest, first (31 days)$863.47
Fees + prepaids$12,753.24
Your down payment is the seller’s equity. You take over the $345,804 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $61,949.06 is due at closing. Uses and sources reconcile at $407,753.24 each. Not a Closing Disclosure.