Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$85,440Cash toward the purchase price.
Closing costs + prepaids$16,248Not just lender fees.
Before credits & paid funds$101,688The complete starting cash picture.
Estimated remaining funds due at closing
$101,688No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,439.86
Your down payment$85,439.86
Closing costs + prepaids$16,248.20
Total buyer cash needed$101,688.06
Remaining funds due$101,688.06
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%)$4,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,047.80
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,756.75
Initial HOA (3 months)$112.50
Prepaid interest, first (25 days)$1,913.15
Fees + prepaids$16,248.20
Your down payment is the seller’s equity. You take over the $409,560 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $101,688.06 is due at closing. Uses and sources reconcile at $511,248.20 each. Not a Closing Disclosure.