Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,421Cash toward the purchase price.
Closing costs + prepaids$17,505Not just lender fees.
Before credits & paid funds$102,926The complete starting cash picture.
Estimated remaining funds due at closing
$102,926No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,421.27
Your down payment$85,421.27
Closing costs + prepaids$17,504.64
Total buyer cash needed$102,925.92
Remaining funds due$102,925.92
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%)$5,999.95
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,572.87
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$708.50
Initial HOA (3 months)$474.00
Prepaid interest, first (31 days)$2,281.32
Fees + prepaids$17,504.64
Your down payment is the seller’s equity. You take over the $514,574 balance, so the rest of the $599,995 price is paid at closing. A second mortgage can cover part of it. $102,925.92 is due at closing. Uses and sources reconcile at $617,499.64 each. Not a Closing Disclosure.