Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$21,896Cash toward the purchase price.
Closing costs + prepaids$16,949Not just lender fees.
Before credits & paid funds$38,845The complete starting cash picture.
Estimated remaining funds due at closing
$38,845No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$21,896.29
Your down payment$21,896.29
Closing costs + prepaids$16,948.74
Total buyer cash needed$38,845.03
Remaining funds due$38,845.03
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%)$2,385.52
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,209.75
Initial HOA (3 months)$225.00
Prepaid interest, first (30 days)$2,670.47
Fees + prepaids$16,948.74
Your down payment is the seller’s equity. You take over the $477,104 balance, so the rest of the $499,000 price is paid at closing. A second mortgage can cover part of it. $38,845.03 is due at closing. Uses and sources reconcile at $515,948.74 each. Not a Closing Disclosure.