Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$11,747Cash toward the purchase price.
Closing costs + prepaids$13,991Not just lender fees.
Before credits & paid funds$25,738The complete starting cash picture.
Estimated remaining funds due at closing
$25,738No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$11,746.87
Your down payment$11,746.87
Closing costs + prepaids$13,990.89
Total buyer cash needed$25,737.76
Remaining funds due$25,737.76
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%)$4,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,941.27
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$619.50
Initial HOA (3 months)$138.00
Prepaid interest, first (31 days)$2,074.12
Fees + prepaids$13,990.89
Your down payment is the seller’s equity. You take over the $388,253 balance, so the rest of the $400,000 price is paid at closing. A second mortgage can cover part of it. $25,737.76 is due at closing. Uses and sources reconcile at $413,990.89 each. Not a Closing Disclosure.