Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$32,488Cash toward the purchase price.
Closing costs + prepaids$15,814Not just lender fees.
Before credits & paid funds$48,301The complete starting cash picture.
Estimated remaining funds due at closing
$48,301No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$32,487.65
Your down payment$32,487.65
Closing costs + prepaids$15,813.67
Total buyer cash needed$48,301.32
Remaining funds due$48,301.32
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%)$5,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,612.56
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$666.00
Initial HOA (3 months)$294.00
Prepaid interest, first (12 days)$1,223.11
Fees + prepaids$15,813.67
Your down payment is the seller’s equity. You take over the $522,512 balance, so the rest of the $555,000 price is paid at closing. A second mortgage can cover part of it. $48,301.32 is due at closing. Uses and sources reconcile at $570,813.67 each. Not a Closing Disclosure.