Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$32,264Cash toward the purchase price.
Closing costs + prepaids$16,077Not just lender fees.
Before credits & paid funds$48,341The complete starting cash picture.
Estimated remaining funds due at closing
$48,341No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$32,263.95
Your down payment$32,263.95
Closing costs + prepaids$16,076.66
Total buyer cash needed$48,340.61
Remaining funds due$48,340.61
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%)$5,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,563.68
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$577.00
Initial HOA (3 months)$129.99
Prepaid interest, first (20 days)$1,887.99
Fees + prepaids$16,076.66
Your down payment is the seller’s equity. You take over the $512,736 balance, so the rest of the $545,000 price is paid at closing. A second mortgage can cover part of it. $48,340.61 is due at closing. Uses and sources reconcile at $561,076.66 each. Not a Closing Disclosure.