Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$77,394Cash toward the purchase price.
Closing costs + prepaids$12,703Not just lender fees.
Before credits & paid funds$90,097The complete starting cash picture.
Estimated remaining funds due at closing
$90,097No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$77,393.97
Your down payment$77,393.97
Closing costs + prepaids$12,702.71
Total buyer cash needed$90,096.68
Remaining funds due$90,096.68
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,538.03
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$556.75
Initial HOA (3 months)$24.99
Prepaid interest, first (28 days)$1,514.94
Fees + prepaids$12,702.71
Your down payment is the seller’s equity. You take over the $307,606 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $90,096.68 is due at closing. Uses and sources reconcile at $397,702.71 each. Not a Closing Disclosure.