Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$128,889Cash toward the purchase price.
Closing costs + prepaids$15,675Not just lender fees.
Before credits & paid funds$144,563The complete starting cash picture.
Estimated remaining funds due at closing
$144,563No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$128,888.85
Your down payment$128,888.85
Closing costs + prepaids$15,674.55
Total buyer cash needed$144,563.39
Remaining funds due$144,563.39
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,055.56
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,955.50
Initial HOA (3 months)$108.99
Prepaid interest, first (23 days)$686.50
Fees + prepaids$15,674.55
Your down payment is the seller’s equity. You take over the $411,111 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $144,563.39 is due at closing. Uses and sources reconcile at $555,674.55 each. Not a Closing Disclosure.