Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$73,961Cash toward the purchase price.
Closing costs + prepaids$12,222Not just lender fees.
Before credits & paid funds$86,183The complete starting cash picture.
Estimated remaining funds due at closing
$86,183No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$73,961.39
Your down payment$73,961.39
Closing costs + prepaids$12,221.72
Total buyer cash needed$86,183.11
Remaining funds due$86,183.11
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%)$3,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,605.19
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$474.00
Initial HOA (3 months)$459.99
Prepaid interest, first (9 days)$514.54
Fees + prepaids$12,221.72
Your down payment is the seller’s equity. You take over the $321,039 balance, so the rest of the $395,000 price is paid at closing. A second mortgage can cover part of it. $86,183.11 is due at closing. Uses and sources reconcile at $407,221.72 each. Not a Closing Disclosure.