Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$387,552Cash toward the purchase price.
Closing costs + prepaids$13,031Not just lender fees.
Before credits & paid funds$400,583The complete starting cash picture.
Estimated remaining funds due at closing
$400,583No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$387,552.45
Your down payment$387,552.45
Closing costs + prepaids$13,030.51
Total buyer cash needed$400,582.96
Remaining funds due$400,582.96
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%)$762.24
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$867.25
Initial HOA (3 months)$105.00
Prepaid interest, first (28 days)$428.02
Fees + prepaids$13,030.51
Your down payment is the seller’s equity. You take over the $152,448 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $400,582.96 is due at closing. Uses and sources reconcile at $553,030.51 each. Not a Closing Disclosure.