Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$86,504Cash toward the purchase price.
Closing costs + prepaids$11,053Not just lender fees.
Before credits & paid funds$97,556The complete starting cash picture.
Estimated remaining funds due at closing
$97,556No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$86,503.60
Your down payment$86,503.60
Closing costs + prepaids$11,052.51
Total buyer cash needed$97,556.11
Remaining funds due$97,556.11
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%)$3,200.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,167.48
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$383.75
Initial HOA (3 months)$50.01
Prepaid interest, first (24 days)$1,033.27
Fees + prepaids$11,052.51
Your down payment is the seller’s equity. You take over the $233,496 balance, so the rest of the $320,000 price is paid at closing. A second mortgage can cover part of it. $97,556.11 is due at closing. Uses and sources reconcile at $331,052.51 each. Not a Closing Disclosure.