Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$78,836Cash toward the purchase price.
Closing costs + prepaids$17,395Not just lender fees.
Before credits & paid funds$96,230The complete starting cash picture.
Estimated remaining funds due at closing
$96,230No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$78,835.51
Your down payment$78,835.51
Closing costs + prepaids$17,394.84
Total buyer cash needed$96,230.36
Remaining funds due$96,230.36
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%)$5,388.88
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,300.26
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,347.25
Initial HOA (3 months)$900.00
Prepaid interest, first (24 days)$1,990.45
Fees + prepaids$17,394.84
Your down payment is the seller’s equity. You take over the $460,052 balance, so the rest of the $538,888 price is paid at closing. A second mortgage can cover part of it. $96,230.36 is due at closing. Uses and sources reconcile at $556,282.84 each. Not a Closing Disclosure.