Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$74,009Cash toward the purchase price.
Closing costs + prepaids$12,869Not just lender fees.
Before credits & paid funds$86,878The complete starting cash picture.
Estimated remaining funds due at closing
$86,878No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$74,008.94
Your down payment$74,008.94
Closing costs + prepaids$12,869.24
Total buyer cash needed$86,878.18
Remaining funds due$86,878.18
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%)$4,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,004.96
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$329.75
Initial HOA (3 months)$246.00
Prepaid interest, first (1 days)$70.53
Fees + prepaids$12,869.24
Your down payment is the seller’s equity. You take over the $400,991 balance, so the rest of the $475,000 price is paid at closing. A second mortgage can cover part of it. $86,878.18 is due at closing. Uses and sources reconcile at $487,869.24 each. Not a Closing Disclosure.