Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$40,320Cash toward the purchase price.
Closing costs + prepaids$12,669Not just lender fees.
Before credits & paid funds$52,988The complete starting cash picture.
Estimated remaining funds due at closing
$52,988No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$40,319.62
Your down payment$40,319.62
Closing costs + prepaids$12,668.85
Total buyer cash needed$52,988.47
Remaining funds due$52,988.47
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,773.40
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$100.50
Initial HOA (3 months)$216.00
Prepaid interest, first (22 days)$1,410.95
Fees + prepaids$12,668.85
Your down payment is the seller’s equity. You take over the $354,680 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $52,988.47 is due at closing. Uses and sources reconcile at $407,668.85 each. Not a Closing Disclosure.