Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$62,930Cash toward the purchase price.
Closing costs + prepaids$15,858Not just lender fees.
Before credits & paid funds$78,787The complete starting cash picture.
Estimated remaining funds due at closing
$78,787No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$62,929.59
Your down payment$62,929.59
Closing costs + prepaids$15,857.53
Total buyer cash needed$78,787.12
Remaining funds due$78,787.12
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%)$5,600.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,485.35
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$519.25
Initial HOA (3 months)$282.00
Prepaid interest, first (31 days)$1,502.92
Fees + prepaids$15,857.53
Your down payment is the seller’s equity. You take over the $497,070 balance, so the rest of the $560,000 price is paid at closing. A second mortgage can cover part of it. $78,787.12 is due at closing. Uses and sources reconcile at $575,857.53 each. Not a Closing Disclosure.