Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$78,345Cash toward the purchase price.
Closing costs + prepaids$16,321Not just lender fees.
Before credits & paid funds$94,666The complete starting cash picture.
Estimated remaining funds due at closing
$94,666No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$78,344.89
Your down payment$78,344.89
Closing costs + prepaids$16,320.88
Total buyer cash needed$94,665.78
Remaining funds due$94,665.78
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%)$2,433.28
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,284.50
Initial HOA (3 months)$53.01
Prepaid interest, first (23 days)$1,432.10
Fees + prepaids$16,320.88
Your down payment is the seller’s equity. You take over the $486,655 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $94,665.78 is due at closing. Uses and sources reconcile at $581,320.88 each. Not a Closing Disclosure.