Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$54,519Cash toward the purchase price.
Closing costs + prepaids$12,035Not just lender fees.
Before credits & paid funds$66,554The complete starting cash picture.
Estimated remaining funds due at closing
$66,554No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$54,518.85
Your down payment$54,518.85
Closing costs + prepaids$12,035.19
Total buyer cash needed$66,554.04
Remaining funds due$66,554.04
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%)$3,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,722.41
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$283.75
Initial HOA (3 months)$234.00
Prepaid interest, first (20 days)$587.03
Fees + prepaids$12,035.19
Your down payment is the seller’s equity. You take over the $344,481 balance, so the rest of the $399,000 price is paid at closing. A second mortgage can cover part of it. $66,554.04 is due at closing. Uses and sources reconcile at $411,035.19 each. Not a Closing Disclosure.