Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$83,291Cash toward the purchase price.
Closing costs + prepaids$14,585Not just lender fees.
Before credits & paid funds$97,876The complete starting cash picture.
Estimated remaining funds due at closing
$97,876No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$83,291.18
Your down payment$83,291.18
Closing costs + prepaids$14,584.91
Total buyer cash needed$97,876.09
Remaining funds due$97,876.09
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%)$2,058.54
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,088.75
Initial HOA (3 months)$27.00
Prepaid interest, first (22 days)$992.61
Fees + prepaids$14,584.91
Your down payment is the seller’s equity. You take over the $411,709 balance, so the rest of the $495,000 price is paid at closing. A second mortgage can cover part of it. $97,876.09 is due at closing. Uses and sources reconcile at $509,584.91 each. Not a Closing Disclosure.