Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$65,795Cash toward the purchase price.
Closing costs + prepaids$17,125Not just lender fees.
Before credits & paid funds$82,921The complete starting cash picture.
Estimated remaining funds due at closing
$82,921No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$65,795.37
Your down payment$65,795.37
Closing costs + prepaids$17,125.21
Total buyer cash needed$82,920.58
Remaining funds due$82,920.58
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%)$5,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,546.02
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$776.25
Initial HOA (3 months)$696.00
Prepaid interest, first (20 days)$1,888.94
Fees + prepaids$17,125.21
Your down payment is the seller’s equity. You take over the $509,205 balance, so the rest of the $575,000 price is paid at closing. A second mortgage can cover part of it. $82,920.58 is due at closing. Uses and sources reconcile at $592,125.21 each. Not a Closing Disclosure.