Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$99,476Cash toward the purchase price.
Closing costs + prepaids$15,885Not just lender fees.
Before credits & paid funds$115,361The complete starting cash picture.
Estimated remaining funds due at closing
$115,361No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$99,476.11
Your down payment$99,476.11
Closing costs + prepaids$15,885.17
Total buyer cash needed$115,361.28
Remaining funds due$115,361.28
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%)$2,327.62
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,390.25
Initial HOA (3 months)$225.00
Prepaid interest, first (23 days)$824.30
Fees + prepaids$15,885.17
Your down payment is the seller’s equity. You take over the $465,524 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $115,361.28 is due at closing. Uses and sources reconcile at $580,885.17 each. Not a Closing Disclosure.