Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$8,985Cash toward the purchase price.
Closing costs + prepaids$15,229Not just lender fees.
Before credits & paid funds$24,215The complete starting cash picture.
Estimated remaining funds due at closing
$24,215No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$8,985.35
Your down payment$8,985.35
Closing costs + prepaids$15,229.43
Total buyer cash needed$24,214.78
Remaining funds due$24,214.78
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%)$4,600.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,255.07
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$910.00
Initial HOA (3 months)$390.00
Prepaid interest, first (20 days)$1,606.35
Fees + prepaids$15,229.43
Your down payment is the seller’s equity. You take over the $451,015 balance, so the rest of the $460,000 price is paid at closing. A second mortgage can cover part of it. $24,214.78 is due at closing. Uses and sources reconcile at $475,229.43 each. Not a Closing Disclosure.