Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,706Cash toward the purchase price.
Closing costs + prepaids$12,983Not just lender fees.
Before credits & paid funds$98,689The complete starting cash picture.
Estimated remaining funds due at closing
$98,689No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,706.44
Your down payment$85,706.44
Closing costs + prepaids$12,982.91
Total buyer cash needed$98,689.35
Remaining funds due$98,689.35
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%)$4,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,596.47
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$715.50
Initial HOA (3 months)$440.25
Prepaid interest, first (31 days)$962.69
Fees + prepaids$12,982.91
Your down payment is the seller’s equity. You take over the $319,294 balance, so the rest of the $405,000 price is paid at closing. A second mortgage can cover part of it. $98,689.35 is due at closing. Uses and sources reconcile at $417,982.91 each. Not a Closing Disclosure.