Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$46,613Cash toward the purchase price.
Closing costs + prepaids$15,006Not just lender fees.
Before credits & paid funds$61,619The complete starting cash picture.
Estimated remaining funds due at closing
$61,619No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$46,613.04
Your down payment$46,613.04
Closing costs + prepaids$15,006.06
Total buyer cash needed$61,619.09
Remaining funds due$61,619.09
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,241.93
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$584.00
Initial HOA (3 months)$201.00
Prepaid interest, first (18 days)$1,561.12
Fees + prepaids$15,006.06
Your down payment is the seller’s equity. You take over the $448,387 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $61,619.09 is due at closing. Uses and sources reconcile at $510,006.06 each. Not a Closing Disclosure.