Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$44,107Cash toward the purchase price.
Closing costs + prepaids$15,690Not just lender fees.
Before credits & paid funds$59,797The complete starting cash picture.
Estimated remaining funds due at closing
$59,797No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$44,107.07
Your down payment$44,107.07
Closing costs + prepaids$15,690.38
Total buyer cash needed$59,797.45
Remaining funds due$59,797.45
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%)$5,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,304.46
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$635.00
Initial HOA (3 months)$306.00
Prepaid interest, first (20 days)$1,926.91
Fees + prepaids$15,690.38
Your down payment is the seller’s equity. You take over the $460,893 balance, so the rest of the $505,000 price is paid at closing. A second mortgage can cover part of it. $59,797.45 is due at closing. Uses and sources reconcile at $520,690.38 each. Not a Closing Disclosure.