Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$20,880Cash toward the purchase price.
Closing costs + prepaids$18,054Not just lender fees.
Before credits & paid funds$38,934The complete starting cash picture.
Estimated remaining funds due at closing
$38,934No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$20,879.65
Your down payment$20,879.65
Closing costs + prepaids$18,054.37
Total buyer cash needed$38,934.02
Remaining funds due$38,934.02
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%)$5,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,640.60
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,495.50
Initial HOA (3 months)$177.00
Prepaid interest, first (28 days)$2,783.27
Fees + prepaids$18,054.37
Your down payment is the seller’s equity. You take over the $528,120 balance, so the rest of the $549,000 price is paid at closing. A second mortgage can cover part of it. $38,934.02 is due at closing. Uses and sources reconcile at $567,054.37 each. Not a Closing Disclosure.