Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$44,354Cash toward the purchase price.
Closing costs + prepaids$16,256Not just lender fees.
Before credits & paid funds$60,610The complete starting cash picture.
Estimated remaining funds due at closing
$60,610No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$44,353.84
Your down payment$44,353.84
Closing costs + prepaids$16,256.05
Total buyer cash needed$60,609.89
Remaining funds due$60,609.89
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,603.23
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$973.25
Initial HOA (3 months)$410.01
Prepaid interest, first (27 days)$1,151.56
Fees + prepaids$16,256.05
Your down payment is the seller’s equity. You take over the $520,646 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $60,609.89 is due at closing. Uses and sources reconcile at $581,256.05 each. Not a Closing Disclosure.