Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$9,469Cash toward the purchase price.
Closing costs + prepaids$15,123Not just lender fees.
Before credits & paid funds$24,593The complete starting cash picture.
Estimated remaining funds due at closing
$24,593No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$9,469.37
Your down payment$9,469.37
Closing costs + prepaids$15,123.18
Total buyer cash needed$24,592.55
Remaining funds due$24,592.55
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%)$4,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,447.65
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$459.25
Initial HOA (3 months)$195.00
Prepaid interest, first (31 days)$1,563.28
Fees + prepaids$15,123.18
Your down payment is the seller’s equity. You take over the $489,531 balance, so the rest of the $499,000 price is paid at closing. A second mortgage can cover part of it. $24,592.55 is due at closing. Uses and sources reconcile at $514,123.18 each. Not a Closing Disclosure.