Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$84,501Cash toward the purchase price.
Closing costs + prepaids$16,122Not just lender fees.
Before credits & paid funds$100,622The complete starting cash picture.
Estimated remaining funds due at closing
$100,622No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$84,500.83
Your down payment$84,500.83
Closing costs + prepaids$16,121.65
Total buyer cash needed$100,622.49
Remaining funds due$100,622.49
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%)$5,390.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,272.50
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$672.75
Initial HOA (3 months)$867.00
Prepaid interest, first (31 days)$1,451.41
Fees + prepaids$16,121.65
Your down payment is the seller’s equity. You take over the $454,499 balance, so the rest of the $539,000 price is paid at closing. A second mortgage can cover part of it. $100,622.49 is due at closing. Uses and sources reconcile at $555,121.65 each. Not a Closing Disclosure.