Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$95,341Cash toward the purchase price.
Closing costs + prepaids$16,824Not just lender fees.
Before credits & paid funds$112,166The complete starting cash picture.
Estimated remaining funds due at closing
$112,166No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$95,341.48
Your down payment$95,341.48
Closing costs + prepaids$16,824.33
Total buyer cash needed$112,165.81
Remaining funds due$112,165.81
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%)$6,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,698.29
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$762.00
Initial HOA (3 months)$585.00
Prepaid interest, first (10 days)$961.04
Fees + prepaids$16,824.33
Your down payment is the seller’s equity. You take over the $539,659 balance, so the rest of the $635,000 price is paid at closing. A second mortgage can cover part of it. $112,165.81 is due at closing. Uses and sources reconcile at $651,824.33 each. Not a Closing Disclosure.