Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$81,453Cash toward the purchase price.
Closing costs + prepaids$15,956Not just lender fees.
Before credits & paid funds$97,409The complete starting cash picture.
Estimated remaining funds due at closing
$97,409No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,452.71
Your down payment$81,452.71
Closing costs + prepaids$15,956.31
Total buyer cash needed$97,409.02
Remaining funds due$97,409.02
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%)$5,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,092.74
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,078.50
Initial HOA (3 months)$81.00
Prepaid interest, first (30 days)$2,236.07
Fees + prepaids$15,956.31
Your down payment is the seller’s equity. You take over the $418,547 balance, so the rest of the $500,000 price is paid at closing. A second mortgage can cover part of it. $97,409.02 is due at closing. Uses and sources reconcile at $515,956.31 each. Not a Closing Disclosure.