Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$28,580Cash toward the purchase price.
Closing costs + prepaids$18,096Not just lender fees.
Before credits & paid funds$46,676The complete starting cash picture.
Estimated remaining funds due at closing
$46,676No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,580.27
Your down payment$28,580.27
Closing costs + prepaids$18,096.13
Total buyer cash needed$46,676.40
Remaining funds due$46,676.40
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,682.10
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$544.50
Initial HOA (3 months)$195.00
Prepaid interest, first (22 days)$3,556.54
Fees + prepaids$18,096.13
Your down payment is the seller’s equity. You take over the $536,420 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $46,676.40 is due at closing. Uses and sources reconcile at $583,096.13 each. Not a Closing Disclosure.