Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$11,962Cash toward the purchase price.
Closing costs + prepaids$13,777Not just lender fees.
Before credits & paid funds$25,738The complete starting cash picture.
Estimated remaining funds due at closing
$25,738No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$11,961.72
Your down payment$11,961.72
Closing costs + prepaids$13,776.73
Total buyer cash needed$25,738.45
Remaining funds due$25,738.45
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%)$4,495.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,187.69
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$539.50
Initial HOA (3 months)$519.00
Prepaid interest, first (10 days)$817.54
Fees + prepaids$13,776.73
Your down payment is the seller’s equity. You take over the $437,538 balance, so the rest of the $449,500 price is paid at closing. A second mortgage can cover part of it. $25,738.45 is due at closing. Uses and sources reconcile at $463,276.73 each. Not a Closing Disclosure.