Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$64,122Cash toward the purchase price.
Closing costs + prepaids$16,808Not just lender fees.
Before credits & paid funds$80,930The complete starting cash picture.
Estimated remaining funds due at closing
$80,930No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$64,122.00
Your down payment$64,122.00
Closing costs + prepaids$16,807.52
Total buyer cash needed$80,929.53
Remaining funds due$80,929.53
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%)$2,154.39
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)$1,947.00
Prepaid interest, first (25 days)$1,050.63
Fees + prepaids$16,807.52
Your down payment is the seller’s equity. You take over the $430,878 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $80,929.53 is due at closing. Uses and sources reconcile at $511,807.52 each. Not a Closing Disclosure.