Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$22,645Cash toward the purchase price.
Closing costs + prepaids$16,086Not just lender fees.
Before credits & paid funds$38,731The complete starting cash picture.
Estimated remaining funds due at closing
$38,731No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$22,644.92
Your down payment$22,644.92
Closing costs + prepaids$16,085.93
Total buyer cash needed$38,730.86
Remaining funds due$38,730.86
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%)$5,099.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,436.28
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$434.25
Initial HOA (3 months)$27.51
Prepaid interest, first (29 days)$2,620.90
Fees + prepaids$16,085.93
Your down payment is the seller’s equity. You take over the $487,255 balance, so the rest of the $509,900 price is paid at closing. A second mortgage can cover part of it. $38,730.86 is due at closing. Uses and sources reconcile at $525,985.93 each. Not a Closing Disclosure.