Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$91,277Cash toward the purchase price.
Closing costs + prepaids$22,555Not just lender fees.
Before credits & paid funds$113,832The complete starting cash picture.
Estimated remaining funds due at closing
$113,832No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$91,277.46
Your down payment$91,277.46
Closing costs + prepaids$22,554.50
Total buyer cash needed$113,831.96
Remaining funds due$113,831.96
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%)$8,600.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,843.61
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$539.25
Initial HOA (3 months)$240.00
Prepaid interest, first (22 days)$3,113.64
Fees + prepaids$22,554.50
Your down payment is the seller’s equity. You take over the $768,723 balance, so the rest of the $860,000 price is paid at closing. A second mortgage can cover part of it. $113,831.96 is due at closing. Uses and sources reconcile at $882,554.50 each. Not a Closing Disclosure.