Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$28,013Cash toward the purchase price.
Closing costs + prepaids$16,897Not just lender fees.
Before credits & paid funds$44,909The complete starting cash picture.
Estimated remaining funds due at closing
$44,909No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$28,012.71
Your down payment$28,012.71
Closing costs + prepaids$16,896.51
Total buyer cash needed$44,909.22
Remaining funds due$44,909.22
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%)$5,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,584.94
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$875.00
Initial HOA (3 months)$390.00
Prepaid interest, first (26 days)$2,128.57
Fees + prepaids$16,896.51
Your down payment is the seller’s equity. You take over the $516,987 balance, so the rest of the $545,000 price is paid at closing. A second mortgage can cover part of it. $44,909.22 is due at closing. Uses and sources reconcile at $561,896.51 each. Not a Closing Disclosure.