Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$34,013Cash toward the purchase price.
Closing costs + prepaids$15,935Not just lender fees.
Before credits & paid funds$49,948The complete starting cash picture.
Estimated remaining funds due at closing
$49,948No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$34,012.91
Your down payment$34,012.91
Closing costs + prepaids$15,934.89
Total buyer cash needed$49,947.80
Remaining funds due$49,947.80
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,529.94
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$466.25
Initial HOA (3 months)$507.00
Prepaid interest, first (30 days)$1,563.71
Fees + prepaids$15,934.89
Your down payment is the seller’s equity. You take over the $505,987 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $49,947.80 is due at closing. Uses and sources reconcile at $555,934.89 each. Not a Closing Disclosure.