Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$61,391Cash toward the purchase price.
Closing costs + prepaids$12,575Not just lender fees.
Before credits & paid funds$73,966The complete starting cash picture.
Estimated remaining funds due at closing
$73,966No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$61,391.24
Your down payment$61,391.24
Closing costs + prepaids$12,574.82
Total buyer cash needed$73,966.06
Remaining funds due$73,966.06
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%)$3,200.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,293.04
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$684.00
Initial HOA (3 months)$801.00
Prepaid interest, first (28 days)$1,378.77
Fees + prepaids$12,574.82
Your down payment is the seller’s equity. You take over the $258,609 balance, so the rest of the $320,000 price is paid at closing. A second mortgage can cover part of it. $73,966.06 is due at closing. Uses and sources reconcile at $332,574.82 each. Not a Closing Disclosure.