Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$39,877Cash toward the purchase price.
Closing costs + prepaids$14,059Not just lender fees.
Before credits & paid funds$53,936The complete starting cash picture.
Estimated remaining funds due at closing
$53,936No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$39,877.30
Your down payment$39,877.30
Closing costs + prepaids$14,058.85
Total buyer cash needed$53,936.15
Remaining funds due$53,936.15
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%)$5,390.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,495.61
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$472.00
Initial HOA (3 months)$165.00
Prepaid interest, first (1 days)$68.24
Fees + prepaids$14,058.85
Your down payment is the seller’s equity. You take over the $499,123 balance, so the rest of the $539,000 price is paid at closing. A second mortgage can cover part of it. $53,936.15 is due at closing. Uses and sources reconcile at $553,058.85 each. Not a Closing Disclosure.