Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$118,049Cash toward the purchase price.
Closing costs + prepaids$17,006Not just lender fees.
Before credits & paid funds$135,055The complete starting cash picture.
Estimated remaining funds due at closing
$135,055No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$118,048.97
Your down payment$118,048.97
Closing costs + prepaids$17,006.22
Total buyer cash needed$135,055.20
Remaining funds due$135,055.20
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%)$6,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,659.76
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$773.00
Initial HOA (3 months)$354.00
Prepaid interest, first (31 days)$1,251.47
Fees + prepaids$17,006.22
Your down payment is the seller’s equity. You take over the $531,951 balance, so the rest of the $650,000 price is paid at closing. A second mortgage can cover part of it. $135,055.20 is due at closing. Uses and sources reconcile at $667,006.22 each. Not a Closing Disclosure.