Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$82,338Cash toward the purchase price.
Closing costs + prepaids$9,262Not just lender fees.
Before credits & paid funds$91,600The complete starting cash picture.
Estimated remaining funds due at closing
$91,600No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$82,337.75
Your down payment$82,337.75
Closing costs + prepaids$9,261.83
Total buyer cash needed$91,599.58
Remaining funds due$91,599.58
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%)$1,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$513.31
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$533.75
Initial HOA (3 months)$843.00
Prepaid interest, first (27 days)$303.77
Fees + prepaids$9,261.83
Your down payment is the seller’s equity. You take over the $102,662 balance, so the rest of the $185,000 price is paid at closing. A second mortgage can cover part of it. $91,599.58 is due at closing. Uses and sources reconcile at $194,261.83 each. Not a Closing Disclosure.