Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$38,858Cash toward the purchase price.
Closing costs + prepaids$16,345Not just lender fees.
Before credits & paid funds$55,203The complete starting cash picture.
Estimated remaining funds due at closing
$55,203No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$38,858.44
Your down payment$38,858.44
Closing costs + prepaids$16,344.66
Total buyer cash needed$55,203.10
Remaining funds due$55,203.10
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%)$4,980.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,295.71
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$735.25
Initial HOA (3 months)$330.99
Prepaid interest, first (31 days)$2,534.71
Fees + prepaids$16,344.66
Your down payment is the seller’s equity. You take over the $459,142 balance, so the rest of the $498,000 price is paid at closing. A second mortgage can cover part of it. $55,203.10 is due at closing. Uses and sources reconcile at $514,344.66 each. Not a Closing Disclosure.