Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$71,062Cash toward the purchase price.
Closing costs + prepaids$12,896Not just lender fees.
Before credits & paid funds$83,958The complete starting cash picture.
Estimated remaining funds due at closing
$83,958No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$71,061.99
Your down payment$71,061.99
Closing costs + prepaids$12,895.61
Total buyer cash needed$83,957.60
Remaining funds due$83,957.60
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%)$3,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,639.69
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$339.25
Initial HOA (3 months)$252.00
Prepaid interest, first (31 days)$1,456.67
Fees + prepaids$12,895.61
Your down payment is the seller’s equity. You take over the $327,938 balance, so the rest of the $399,000 price is paid at closing. A second mortgage can cover part of it. $83,957.60 is due at closing. Uses and sources reconcile at $411,895.61 each. Not a Closing Disclosure.