Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$48,780Cash toward the purchase price.
Closing costs + prepaids$14,787Not just lender fees.
Before credits & paid funds$63,567The complete starting cash picture.
Estimated remaining funds due at closing
$63,567No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$48,780.40
Your down payment$48,780.40
Closing costs + prepaids$14,786.97
Total buyer cash needed$63,567.38
Remaining funds due$63,567.38
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,456.10
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$648.00
Initial HOA (3 months)$290.01
Prepaid interest, first (12 days)$524.86
Fees + prepaids$14,786.97
Your down payment is the seller’s equity. You take over the $491,220 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $63,567.38 is due at closing. Uses and sources reconcile at $554,786.97 each. Not a Closing Disclosure.