Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$89,594Cash toward the purchase price.
Closing costs + prepaids$12,420Not just lender fees.
Before credits & paid funds$102,013The complete starting cash picture.
Estimated remaining funds due at closing
$102,013No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$89,593.53
Your down payment$89,593.53
Closing costs + prepaids$12,419.57
Total buyer cash needed$102,013.10
Remaining funds due$102,013.10
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%)$4,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,552.03
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$595.00
Initial HOA (3 months)$261.00
Prepaid interest, first (31 days)$793.54
Fees + prepaids$12,419.57
Your down payment is the seller’s equity. You take over the $310,406 balance, so the rest of the $400,000 price is paid at closing. A second mortgage can cover part of it. $102,013.10 is due at closing. Uses and sources reconcile at $412,419.57 each. Not a Closing Disclosure.