Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$64,682Cash toward the purchase price.
Closing costs + prepaids$20,778Not just lender fees.
Before credits & paid funds$85,459The complete starting cash picture.
Estimated remaining funds due at closing
$85,459No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$64,681.58
Your down payment$64,681.58
Closing costs + prepaids$20,777.52
Total buyer cash needed$85,459.09
Remaining funds due$85,459.09
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%)$6,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,101.59
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$2,200.25
Initial HOA (3 months)$345.00
Prepaid interest, first (25 days)$2,812.68
Fees + prepaids$20,777.52
Your down payment is the seller’s equity. You take over the $620,318 balance, so the rest of the $685,000 price is paid at closing. A second mortgage can cover part of it. $85,459.09 is due at closing. Uses and sources reconcile at $705,777.52 each. Not a Closing Disclosure.