Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$21,349Cash toward the purchase price.
Closing costs + prepaids$16,885Not just lender fees.
Before credits & paid funds$38,233The complete starting cash picture.
Estimated remaining funds due at closing
$38,233No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$21,348.85
Your down payment$21,348.85
Closing costs + prepaids$16,884.60
Total buyer cash needed$38,233.45
Remaining funds due$38,233.45
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,643.26
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$46.00
Initial HOA (3 months)$264.00
Prepaid interest, first (31 days)$2,963.34
Fees + prepaids$16,884.60
Your down payment is the seller’s equity. You take over the $528,651 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $38,233.45 is due at closing. Uses and sources reconcile at $566,884.60 each. Not a Closing Disclosure.