Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$45,548Cash toward the purchase price.
Closing costs + prepaids$16,215Not just lender fees.
Before credits & paid funds$61,763The complete starting cash picture.
Estimated remaining funds due at closing
$61,763No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$45,547.56
Your down payment$45,547.56
Closing costs + prepaids$16,214.94
Total buyer cash needed$61,762.50
Remaining funds due$61,762.50
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%)$5,570.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,557.26
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$577.00
Initial HOA (3 months)$129.99
Prepaid interest, first (21 days)$1,912.69
Fees + prepaids$16,214.94
Your down payment is the seller’s equity. You take over the $511,452 balance, so the rest of the $557,000 price is paid at closing. A second mortgage can cover part of it. $61,762.50 is due at closing. Uses and sources reconcile at $573,214.94 each. Not a Closing Disclosure.