Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$105,331Cash toward the purchase price.
Closing costs + prepaids$15,477Not just lender fees.
Before credits & paid funds$120,808The complete starting cash picture.
Estimated remaining funds due at closing
$120,808No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$105,330.77
Your down payment$105,330.77
Closing costs + prepaids$15,476.89
Total buyer cash needed$120,807.66
Remaining funds due$120,807.66
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%)$4,999.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,972.85
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$635.50
Initial HOA (3 months)$354.00
Prepaid interest, first (31 days)$2,047.54
Fees + prepaids$15,476.89
Your down payment is the seller’s equity. You take over the $394,569 balance, so the rest of the $499,900 price is paid at closing. A second mortgage can cover part of it. $120,807.66 is due at closing. Uses and sources reconcile at $515,376.89 each. Not a Closing Disclosure.