Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$40,540Cash toward the purchase price.
Closing costs + prepaids$12,645Not just lender fees.
Before credits & paid funds$53,186The complete starting cash picture.
Estimated remaining funds due at closing
$53,186No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$40,540.32
Your down payment$40,540.32
Closing costs + prepaids$12,645.27
Total buyer cash needed$53,185.59
Remaining funds due$53,185.59
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%)$4,280.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,937.30
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$513.50
Prepaid interest, first (9 days)$696.47
Fees + prepaids$12,645.27
Your down payment is the seller’s equity. You take over the $387,460 balance, so the rest of the $428,000 price is paid at closing. A second mortgage can cover part of it. $53,185.59 is due at closing. Uses and sources reconcile at $440,645.27 each. Not a Closing Disclosure.