Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$76,992Cash toward the purchase price.
Closing costs + prepaids$13,206Not just lender fees.
Before credits & paid funds$90,198The complete starting cash picture.
Estimated remaining funds due at closing
$90,198No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$76,991.95
Your down payment$76,991.95
Closing costs + prepaids$13,205.75
Total buyer cash needed$90,197.71
Remaining funds due$90,197.71
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%)$3,979.90
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,604.99
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$300.00
Initial HOA (3 months)$966.00
Prepaid interest, first (31 days)$1,136.86
Fees + prepaids$13,205.75
Your down payment is the seller’s equity. You take over the $320,998 balance, so the rest of the $397,990 price is paid at closing. A second mortgage can cover part of it. $90,197.71 is due at closing. Uses and sources reconcile at $411,195.75 each. Not a Closing Disclosure.