Follow the dollars · Assumption only
A complete cash picture for Dec 15, 2026
Your down payment$12,187Cash toward the purchase price.
Closing costs + prepaids$12,929Not just lender fees.
Before credits & paid funds$25,116The complete starting cash picture.
Estimated remaining funds due at closing
$25,116No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$12,187.35
Your down payment$12,187.35
Closing costs + prepaids$12,928.85
Total buyer cash needed$25,116.20
Remaining funds due$25,116.20
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%)$4,090.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,984.06
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$511.25
Prepaid interest, first (17 days)$1,125.53
Fees + prepaids$12,928.85
Your down payment is the seller’s equity. You take over the $396,813 balance, so the rest of the $409,000 price is paid at closing. A second mortgage can cover part of it. $25,116.20 is due at closing. Uses and sources reconcile at $421,928.85 each. Not a Closing Disclosure.