Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$87,005Cash toward the purchase price.
Closing costs + prepaids$12,419Not just lender fees.
Before credits & paid funds$99,424The complete starting cash picture.
Estimated remaining funds due at closing
$99,424No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$87,004.90
Your down payment$87,004.90
Closing costs + prepaids$12,419.01
Total buyer cash needed$99,423.90
Remaining funds due$99,423.90
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,489.98
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$572.25
Initial HOA (3 months)$570.00
Prepaid interest, first (31 days)$718.78
Fees + prepaids$12,419.01
Your down payment is the seller’s equity. You take over the $297,995 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $99,423.90 is due at closing. Uses and sources reconcile at $397,419.01 each. Not a Closing Disclosure.