Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$31,190Cash toward the purchase price.
Closing costs + prepaids$12,954Not just lender fees.
Before credits & paid funds$44,144The complete starting cash picture.
Estimated remaining funds due at closing
$44,144No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$31,189.74
Your down payment$31,189.74
Closing costs + prepaids$12,954.39
Total buyer cash needed$44,144.13
Remaining funds due$44,144.13
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%)$4,780.85
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,234.48
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$18.50
Initial HOA (3 months)$378.00
Prepaid interest, first (1 days)$74.56
Fees + prepaids$12,954.39
Your down payment is the seller’s equity. You take over the $446,895 balance, so the rest of the $478,085 price is paid at closing. A second mortgage can cover part of it. $44,144.13 is due at closing. Uses and sources reconcile at $491,039.39 each. Not a Closing Disclosure.