Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$104,712Cash toward the purchase price.
Closing costs + prepaids$16,522Not just lender fees.
Before credits & paid funds$121,234The complete starting cash picture.
Estimated remaining funds due at closing
$121,234No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$104,712.01
Your down payment$104,712.01
Closing costs + prepaids$16,522.39
Total buyer cash needed$121,234.40
Remaining funds due$121,234.40
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,951.44
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,237.50
Initial HOA (3 months)$1,095.00
Prepaid interest, first (25 days)$1,820.45
Fees + prepaids$16,522.39
Your down payment is the seller’s equity. You take over the $390,288 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $121,234.40 is due at closing. Uses and sources reconcile at $511,522.39 each. Not a Closing Disclosure.