Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$38,751Cash toward the purchase price.
Closing costs + prepaids$16,187Not just lender fees.
Before credits & paid funds$54,938The complete starting cash picture.
Estimated remaining funds due at closing
$54,938No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$38,751.32
Your down payment$38,751.32
Closing costs + prepaids$16,187.06
Total buyer cash needed$54,938.38
Remaining funds due$54,938.38
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%)$4,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,301.24
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,247.50
Initial HOA (3 months)$705.00
Prepaid interest, first (18 days)$1,475.32
Fees + prepaids$16,187.06
Your down payment is the seller’s equity. You take over the $460,249 balance, so the rest of the $499,000 price is paid at closing. A second mortgage can cover part of it. $54,938.38 is due at closing. Uses and sources reconcile at $515,187.06 each. Not a Closing Disclosure.