Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$25,124Cash toward the purchase price.
Closing costs + prepaids$15,387Not just lender fees.
Before credits & paid funds$40,512The complete starting cash picture.
Estimated remaining funds due at closing
$40,512No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$25,124.29
Your down payment$25,124.29
Closing costs + prepaids$15,387.48
Total buyer cash needed$40,511.77
Remaining funds due$40,511.77
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%)$4,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,099.38
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$989.25
Initial HOA (3 months)$156.00
Prepaid interest, first (31 days)$2,474.85
Fees + prepaids$15,387.48
Your down payment is the seller’s equity. You take over the $419,876 balance, so the rest of the $445,000 price is paid at closing. A second mortgage can cover part of it. $40,511.77 is due at closing. Uses and sources reconcile at $460,387.48 each. Not a Closing Disclosure.