Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$12,758Cash toward the purchase price.
Closing costs + prepaids$16,780Not just lender fees.
Before credits & paid funds$29,538The complete starting cash picture.
Estimated remaining funds due at closing
$29,538No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$12,757.93
Your down payment$12,757.93
Closing costs + prepaids$16,779.71
Total buyer cash needed$29,537.64
Remaining funds due$29,537.64
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%)$5,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,836.21
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$625.75
Initial HOA (3 months)$300.00
Prepaid interest, first (27 days)$1,749.75
Fees + prepaids$16,779.71
Your down payment is the seller’s equity. You take over the $567,242 balance, so the rest of the $580,000 price is paid at closing. A second mortgage can cover part of it. $29,537.64 is due at closing. Uses and sources reconcile at $596,779.71 each. Not a Closing Disclosure.