Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$105,986Cash toward the purchase price.
Closing costs + prepaids$15,668Not just lender fees.
Before credits & paid funds$121,654The complete starting cash picture.
Estimated remaining funds due at closing
$121,654No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$105,986.35
Your down payment$105,986.35
Closing costs + prepaids$15,667.55
Total buyer cash needed$121,653.90
Remaining funds due$121,653.90
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%)$5,398.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,169.07
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$869.50
Initial HOA (3 months)$66.00
Prepaid interest, first (22 days)$1,696.98
Fees + prepaids$15,667.55
Your down payment is the seller’s equity. You take over the $433,814 balance, so the rest of the $539,800 price is paid at closing. A second mortgage can cover part of it. $121,653.90 is due at closing. Uses and sources reconcile at $555,467.55 each. Not a Closing Disclosure.