Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$5,345Cash toward the purchase price.
Closing costs + prepaids$23,526Not just lender fees.
Before credits & paid funds$28,871The complete starting cash picture.
Estimated remaining funds due at closing
$28,871No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$5,344.91
Your down payment$5,344.91
Closing costs + prepaids$23,526.31
Total buyer cash needed$28,871.22
Remaining funds due$28,871.22
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%)$8,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,098.28
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$990.00
Initial HOA (3 months)$1,185.00
Prepaid interest, first (18 days)$2,785.03
Fees + prepaids$23,526.31
Your down payment is the seller’s equity. You take over the $819,655 balance, so the rest of the $825,000 price is paid at closing. A second mortgage can cover part of it. $28,871.22 is due at closing. Uses and sources reconcile at $848,526.31 each. Not a Closing Disclosure.