Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$31,555Cash toward the purchase price.
Closing costs + prepaids$14,868Not just lender fees.
Before credits & paid funds$46,423The complete starting cash picture.
Estimated remaining funds due at closing
$46,423No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$31,554.55
Your down payment$31,554.55
Closing costs + prepaids$14,868.40
Total buyer cash needed$46,422.94
Remaining funds due$46,422.94
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%)$2,312.23
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$22.75
Initial HOA (3 months)$396.00
Prepaid interest, first (21 days)$1,729.42
Fees + prepaids$14,868.40
Your down payment is the seller’s equity. You take over the $462,445 balance, so the rest of the $494,000 price is paid at closing. A second mortgage can cover part of it. $46,422.94 is due at closing. Uses and sources reconcile at $508,868.40 each. Not a Closing Disclosure.