Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$79,503Cash toward the purchase price.
Closing costs + prepaids$15,848Not just lender fees.
Before credits & paid funds$95,351The complete starting cash picture.
Estimated remaining funds due at closing
$95,351No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$79,503.43
Your down payment$79,503.43
Closing costs + prepaids$15,847.85
Total buyer cash needed$95,351.29
Remaining funds due$95,351.29
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%)$5,099.90
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,152.43
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,214.50
Initial HOA (3 months)$255.00
Prepaid interest, first (22 days)$1,658.02
Fees + prepaids$15,847.85
Your down payment is the seller’s equity. You take over the $430,487 balance, so the rest of the $509,990 price is paid at closing. A second mortgage can cover part of it. $95,351.29 is due at closing. Uses and sources reconcile at $525,837.85 each. Not a Closing Disclosure.