Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$81,042Cash toward the purchase price.
Closing costs + prepaids$16,876Not just lender fees.
Before credits & paid funds$97,917The complete starting cash picture.
Estimated remaining funds due at closing
$97,917No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,041.53
Your down payment$81,041.53
Closing costs + prepaids$16,875.64
Total buyer cash needed$97,917.16
Remaining funds due$97,917.16
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%)$6,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,839.79
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$778.75
Initial HOA (3 months)$372.00
Prepaid interest, first (9 days)$927.09
Fees + prepaids$16,875.64
Your down payment is the seller’s equity. You take over the $567,958 balance, so the rest of the $649,000 price is paid at closing. A second mortgage can cover part of it. $97,917.16 is due at closing. Uses and sources reconcile at $665,875.64 each. Not a Closing Disclosure.