Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$99,587Cash toward the purchase price.
Closing costs + prepaids$15,894Not just lender fees.
Before credits & paid funds$115,481The complete starting cash picture.
Estimated remaining funds due at closing
$115,481No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$99,586.62
Your down payment$99,586.62
Closing costs + prepaids$15,893.91
Total buyer cash needed$115,480.52
Remaining funds due$115,480.52
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%)$5,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,227.07
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$515.50
Initial HOA (3 months)$336.00
Prepaid interest, first (23 days)$1,897.34
Fees + prepaids$15,893.91
Your down payment is the seller’s equity. You take over the $445,413 balance, so the rest of the $545,000 price is paid at closing. A second mortgage can cover part of it. $115,480.52 is due at closing. Uses and sources reconcile at $560,893.91 each. Not a Closing Disclosure.