Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,007Cash toward the purchase price.
Closing costs + prepaids$12,133Not just lender fees.
Before credits & paid funds$97,140The complete starting cash picture.
Estimated remaining funds due at closing
$97,140No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,007.18
Your down payment$85,007.18
Closing costs + prepaids$12,132.58
Total buyer cash needed$97,139.76
Remaining funds due$97,139.76
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%)$3,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,569.96
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$330.25
Initial HOA (3 months)$315.00
Prepaid interest, first (31 days)$709.37
Fees + prepaids$12,132.58
Your down payment is the seller’s equity. You take over the $313,993 balance, so the rest of the $399,000 price is paid at closing. A second mortgage can cover part of it. $97,139.76 is due at closing. Uses and sources reconcile at $411,132.58 each. Not a Closing Disclosure.