Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$65,409Cash toward the purchase price.
Closing costs + prepaids$15,750Not just lender fees.
Before credits & paid funds$81,158The complete starting cash picture.
Estimated remaining funds due at closing
$81,158No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$65,408.76
Your down payment$65,408.76
Closing costs + prepaids$15,749.68
Total buyer cash needed$81,158.44
Remaining funds due$81,158.44
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%)$5,200.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,272.96
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$855.00
Initial HOA (3 months)$96.00
Prepaid interest, first (22 days)$1,857.72
Fees + prepaids$15,749.68
Your down payment is the seller’s equity. You take over the $454,591 balance, so the rest of the $520,000 price is paid at closing. A second mortgage can cover part of it. $81,158.44 is due at closing. Uses and sources reconcile at $535,749.68 each. Not a Closing Disclosure.