Follow the dollars · Assumption only
A complete cash picture for Dec 18, 2026
Your down payment$18,731Cash toward the purchase price.
Closing costs + prepaids$12,661Not just lender fees.
Before credits & paid funds$31,392The complete starting cash picture.
Estimated remaining funds due at closing
$31,392No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$18,730.77
Your down payment$18,730.77
Closing costs + prepaids$12,661.05
Total buyer cash needed$31,391.81
Remaining funds due$31,391.81
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,881.35
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$493.75
Initial HOA (3 months)$138.00
Prepaid interest, first (14 days)$979.95
Fees + prepaids$12,661.05
Your down payment is the seller’s equity. You take over the $376,269 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $31,391.81 is due at closing. Uses and sources reconcile at $407,661.05 each. Not a Closing Disclosure.