Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$77,179Cash toward the purchase price.
Closing costs + prepaids$8,157Not just lender fees.
Before credits & paid funds$85,335The complete starting cash picture.
Estimated remaining funds due at closing
$85,335No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$77,178.76
Your down payment$77,178.76
Closing costs + prepaids$8,156.62
Total buyer cash needed$85,335.39
Remaining funds due$85,335.39
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%)$1,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$559.11
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$66.00
Initial HOA (3 months)$150.00
Prepaid interest, first (24 days)$273.52
Fees + prepaids$8,156.62
Your down payment is the seller’s equity. You take over the $111,821 balance, so the rest of the $189,000 price is paid at closing. A second mortgage can cover part of it. $85,335.39 is due at closing. Uses and sources reconcile at $197,156.62 each. Not a Closing Disclosure.