Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$8,233Cash toward the purchase price.
Closing costs + prepaids$16,778Not just lender fees.
Before credits & paid funds$25,012The complete starting cash picture.
Estimated remaining funds due at closing
$25,012No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$8,233.33
Your down payment$8,233.33
Closing costs + prepaids$16,778.47
Total buyer cash needed$25,011.80
Remaining funds due$25,011.80
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%)$2,433.83
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)$125.01
Prepaid interest, first (29 days)$2,564.13
Fees + prepaids$16,778.47
Your down payment is the seller’s equity. You take over the $486,767 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $25,011.80 is due at closing. Uses and sources reconcile at $511,778.47 each. Not a Closing Disclosure.