Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$78,947Cash toward the purchase price.
Closing costs + prepaids$16,581Not just lender fees.
Before credits & paid funds$95,528The complete starting cash picture.
Estimated remaining funds due at closing
$95,528No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$78,947.45
Your down payment$78,947.45
Closing costs + prepaids$16,580.72
Total buyer cash needed$95,528.17
Remaining funds due$95,528.17
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%)$5,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,230.26
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$846.00
Initial HOA (3 months)$324.00
Prepaid interest, first (31 days)$2,462.45
Fees + prepaids$16,580.72
Your down payment is the seller’s equity. You take over the $446,053 balance, so the rest of the $525,000 price is paid at closing. A second mortgage can cover part of it. $95,528.17 is due at closing. Uses and sources reconcile at $541,580.72 each. Not a Closing Disclosure.