Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$61,205Cash toward the purchase price.
Closing costs + prepaids$16,301Not just lender fees.
Before credits & paid funds$77,506The complete starting cash picture.
Estimated remaining funds due at closing
$77,506No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$61,204.66
Your down payment$61,204.66
Closing costs + prepaids$16,301.01
Total buyer cash needed$77,505.67
Remaining funds due$77,505.67
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%)$4,999.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,193.48
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$848.00
Initial HOA (3 months)$285.00
Prepaid interest, first (31 days)$2,507.53
Fees + prepaids$16,301.01
Your down payment is the seller’s equity. You take over the $438,695 balance, so the rest of the $499,900 price is paid at closing. A second mortgage can cover part of it. $77,505.67 is due at closing. Uses and sources reconcile at $516,201.01 each. Not a Closing Disclosure.