Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$61,135Cash toward the purchase price.
Closing costs + prepaids$16,140Not just lender fees.
Before credits & paid funds$77,274The complete starting cash picture.
Estimated remaining funds due at closing
$77,274No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$61,134.51
Your down payment$61,134.51
Closing costs + prepaids$16,139.92
Total buyer cash needed$77,274.43
Remaining funds due$77,274.43
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%)$2,169.33
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)$306.00
Prepaid interest, first (27 days)$2,009.09
Fees + prepaids$16,139.92
Your down payment is the seller’s equity. You take over the $433,865 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $77,274.43 is due at closing. Uses and sources reconcile at $511,139.92 each. Not a Closing Disclosure.