Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$85,746Cash toward the purchase price.
Closing costs + prepaids$11,992Not just lender fees.
Before credits & paid funds$97,739The complete starting cash picture.
Estimated remaining funds due at closing
$97,739No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,746.34
Your down payment$85,746.34
Closing costs + prepaids$11,992.38
Total buyer cash needed$97,738.72
Remaining funds due$97,738.72
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%)$3,929.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,535.77
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$471.50
Initial HOA (3 months)$261.00
Prepaid interest, first (9 days)$577.11
Fees + prepaids$11,992.38
Your down payment is the seller’s equity. You take over the $307,154 balance, so the rest of the $392,900 price is paid at closing. A second mortgage can cover part of it. $97,738.72 is due at closing. Uses and sources reconcile at $404,892.38 each. Not a Closing Disclosure.