Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$87,005Cash toward the purchase price.
Closing costs + prepaids$11,822Not just lender fees.
Before credits & paid funds$98,827The complete starting cash picture.
Estimated remaining funds due at closing
$98,827No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$87,004.90
Your down payment$87,004.90
Closing costs + prepaids$11,821.84
Total buyer cash needed$98,826.74
Remaining funds due$98,826.74
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%)$1,489.98
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$462.00
Initial HOA (3 months)$570.00
Prepaid interest, first (10 days)$231.86
Fees + prepaids$11,821.84
Your down payment is the seller’s equity. You take over the $297,995 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $98,826.74 is due at closing. Uses and sources reconcile at $396,821.84 each. Not a Closing Disclosure.