Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$100,040Cash toward the purchase price.
Closing costs + prepaids$20,267Not just lender fees.
Before credits & paid funds$120,307The complete starting cash picture.
Estimated remaining funds due at closing
$120,307No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$100,039.58
Your down payment$100,039.58
Closing costs + prepaids$20,267.19
Total buyer cash needed$120,306.77
Remaining funds due$120,306.77
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%)$7,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,424.80
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,270.00
Initial HOA (3 months)$35.01
Prepaid interest, first (27 days)$1,469.38
Fees + prepaids$20,267.19
Your down payment is the seller’s equity. You take over the $684,960 balance, so the rest of the $785,000 price is paid at closing. A second mortgage can cover part of it. $120,306.77 is due at closing. Uses and sources reconcile at $805,267.19 each. Not a Closing Disclosure.