Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$66,771Cash toward the purchase price.
Closing costs + prepaids$16,117Not just lender fees.
Before credits & paid funds$82,888The complete starting cash picture.
Estimated remaining funds due at closing
$82,888No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$66,771.07
Your down payment$66,771.07
Closing costs + prepaids$16,116.65
Total buyer cash needed$82,887.71
Remaining funds due$82,887.71
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,141.14
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$939.75
Initial HOA (3 months)$249.00
Prepaid interest, first (30 days)$2,368.75
Fees + prepaids$16,116.65
Your down payment is the seller’s equity. You take over the $428,229 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $82,887.71 is due at closing. Uses and sources reconcile at $511,116.65 each. Not a Closing Disclosure.