Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$82,351Cash toward the purchase price.
Closing costs + prepaids$14,218Not just lender fees.
Before credits & paid funds$96,569The complete starting cash picture.
Estimated remaining funds due at closing
$96,569No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$82,351.04
Your down payment$82,351.04
Closing costs + prepaids$14,218.24
Total buyer cash needed$96,569.28
Remaining funds due$96,569.28
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%)$5,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,088.24
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$398.75
Prepaid interest, first (20 days)$1,263.25
Fees + prepaids$14,218.24
Your down payment is the seller’s equity. You take over the $417,649 balance, so the rest of the $500,000 price is paid at closing. A second mortgage can cover part of it. $96,569.28 is due at closing. Uses and sources reconcile at $514,218.24 each. Not a Closing Disclosure.