Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$25,311Cash toward the purchase price.
Closing costs + prepaids$14,172Not just lender fees.
Before credits & paid funds$39,484The complete starting cash picture.
Estimated remaining funds due at closing
$39,484No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$25,311.28
Your down payment$25,311.28
Closing costs + prepaids$14,172.45
Total buyer cash needed$39,483.73
Remaining funds due$39,483.73
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%)$4,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,148.44
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$387.00
Initial HOA (3 months)$68.01
Prepaid interest, first (31 days)$1,551.00
Fees + prepaids$14,172.45
Your down payment is the seller’s equity. You take over the $429,689 balance, so the rest of the $455,000 price is paid at closing. A second mortgage can cover part of it. $39,483.73 is due at closing. Uses and sources reconcile at $469,172.45 each. Not a Closing Disclosure.