Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$49,593Cash toward the purchase price.
Closing costs + prepaids$16,045Not just lender fees.
Before credits & paid funds$65,638The complete starting cash picture.
Estimated remaining funds due at closing
$65,638No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$49,592.83
Your down payment$49,592.83
Closing costs + prepaids$16,045.22
Total buyer cash needed$65,638.04
Remaining funds due$65,638.04
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%)$2,227.04
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,254.50
Initial HOA (3 months)$171.00
Prepaid interest, first (31 days)$1,974.68
Fees + prepaids$16,045.22
Your down payment is the seller’s equity. You take over the $445,407 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $65,638.04 is due at closing. Uses and sources reconcile at $511,045.22 each. Not a Closing Disclosure.