Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$28,494Cash toward the purchase price.
Closing costs + prepaids$16,648Not just lender fees.
Before credits & paid funds$45,142The complete starting cash picture.
Estimated remaining funds due at closing
$45,142No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,493.91
Your down payment$28,493.91
Closing costs + prepaids$16,647.67
Total buyer cash needed$45,141.58
Remaining funds due$45,141.58
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%)$5,790.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,752.53
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$707.50
Initial HOA (3 months)$165.00
Prepaid interest, first (18 days)$1,764.64
Fees + prepaids$16,647.67
Your down payment is the seller’s equity. You take over the $550,506 balance, so the rest of the $579,000 price is paid at closing. A second mortgage can cover part of it. $45,141.58 is due at closing. Uses and sources reconcile at $595,647.67 each. Not a Closing Disclosure.