Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$28,091Cash toward the purchase price.
Closing costs + prepaids$12,771Not just lender fees.
Before credits & paid funds$40,862The complete starting cash picture.
Estimated remaining funds due at closing
$40,862No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,091.28
Your down payment$28,091.28
Closing costs + prepaids$12,771.06
Total buyer cash needed$40,862.34
Remaining funds due$40,862.34
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%)$4,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,859.54
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$402.50
Initial HOA (3 months)$375.00
Prepaid interest, first (31 days)$916.02
Fees + prepaids$12,771.06
Your down payment is the seller’s equity. You take over the $371,909 balance, so the rest of the $400,000 price is paid at closing. A second mortgage can cover part of it. $40,862.34 is due at closing. Uses and sources reconcile at $412,771.06 each. Not a Closing Disclosure.