Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$85,118Cash toward the purchase price.
Closing costs + prepaids$16,176Not just lender fees.
Before credits & paid funds$101,293The complete starting cash picture.
Estimated remaining funds due at closing
$101,293No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,117.50
Your down payment$85,117.50
Closing costs + prepaids$16,175.86
Total buyer cash needed$101,293.37
Remaining funds due$101,293.37
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,399.41
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$457.00
Initial HOA (3 months)$22.26
Prepaid interest, first (25 days)$2,179.19
Fees + prepaids$16,175.86
Your down payment is the seller’s equity. You take over the $479,882 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $101,293.37 is due at closing. Uses and sources reconcile at $581,175.86 each. Not a Closing Disclosure.