Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$20,551Cash toward the purchase price.
Closing costs + prepaids$14,721Not just lender fees.
Before credits & paid funds$35,272The complete starting cash picture.
Estimated remaining funds due at closing
$35,272No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$20,551.10
Your down payment$20,551.10
Closing costs + prepaids$14,721.21
Total buyer cash needed$35,272.32
Remaining funds due$35,272.32
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,597.24
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$648.00
Prepaid interest, first (12 days)$607.97
Fees + prepaids$14,721.21
Your down payment is the seller’s equity. You take over the $519,449 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $35,272.32 is due at closing. Uses and sources reconcile at $554,721.21 each. Not a Closing Disclosure.