Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$44,144Cash toward the purchase price.
Closing costs + prepaids$16,994Not just lender fees.
Before credits & paid funds$61,138The complete starting cash picture.
Estimated remaining funds due at closing
$61,138No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$44,144.50
Your down payment$44,144.50
Closing costs + prepaids$16,994.00
Total buyer cash needed$61,138.50
Remaining funds due$61,138.50
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%)$6,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,979.28
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$768.00
Initial HOA (3 months)$267.00
Prepaid interest, first (10 days)$1,111.72
Fees + prepaids$16,994.00
Your down payment is the seller’s equity. You take over the $595,856 balance, so the rest of the $640,000 price is paid at closing. A second mortgage can cover part of it. $61,138.50 is due at closing. Uses and sources reconcile at $656,994.00 each. Not a Closing Disclosure.