Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$34,591Cash toward the purchase price.
Closing costs + prepaids$15,871Not just lender fees.
Before credits & paid funds$50,462The complete starting cash picture.
Estimated remaining funds due at closing
$50,462No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$34,590.91
Your down payment$34,590.91
Closing costs + prepaids$15,870.86
Total buyer cash needed$50,461.77
Remaining funds due$50,461.77
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%)$4,940.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,297.05
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$829.25
Initial HOA (3 months)$600.00
Prepaid interest, first (27 days)$1,736.57
Fees + prepaids$15,870.86
Your down payment is the seller’s equity. You take over the $459,409 balance, so the rest of the $494,000 price is paid at closing. A second mortgage can cover part of it. $50,461.77 is due at closing. Uses and sources reconcile at $509,870.86 each. Not a Closing Disclosure.