Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$45,475Cash toward the purchase price.
Closing costs + prepaids$14,473Not just lender fees.
Before credits & paid funds$59,948The complete starting cash picture.
Estimated remaining funds due at closing
$59,948No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$45,474.69
Your down payment$45,474.69
Closing costs + prepaids$14,472.89
Total buyer cash needed$59,947.58
Remaining funds due$59,947.58
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%)$4,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,172.63
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$352.25
Initial HOA (3 months)$65.01
Prepaid interest, first (21 days)$1,615.01
Fees + prepaids$14,472.89
Your down payment is the seller’s equity. You take over the $434,525 balance, so the rest of the $480,000 price is paid at closing. A second mortgage can cover part of it. $59,947.58 is due at closing. Uses and sources reconcile at $494,472.89 each. Not a Closing Disclosure.