Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$88,239Cash toward the purchase price.
Closing costs + prepaids$17,750Not just lender fees.
Before credits & paid funds$105,990The complete starting cash picture.
Estimated remaining funds due at closing
$105,990No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$88,239.23
Your down payment$88,239.23
Closing costs + prepaids$17,750.37
Total buyer cash needed$105,989.60
Remaining funds due$105,989.60
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,258.80
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,350.00
Initial HOA (3 months)$840.00
Prepaid interest, first (29 days)$2,433.57
Fees + prepaids$17,750.37
Your down payment is the seller’s equity. You take over the $451,761 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $105,989.60 is due at closing. Uses and sources reconcile at $557,750.37 each. Not a Closing Disclosure.