Follow the dollars · Assumption only
A complete cash picture for Dec 13, 2026
Your down payment$85,007Cash toward the purchase price.
Closing costs + prepaids$11,858Not just lender fees.
Before credits & paid funds$96,865The complete starting cash picture.
Estimated remaining funds due at closing
$96,865No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,007.18
Your down payment$85,007.18
Closing costs + prepaids$11,857.99
Total buyer cash needed$96,865.17
Remaining funds due$96,865.17
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%)$3,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,569.96
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$330.25
Initial HOA (3 months)$315.00
Prepaid interest, first (19 days)$434.77
Fees + prepaids$11,857.99
Your down payment is the seller’s equity. You take over the $313,993 balance, so the rest of the $399,000 price is paid at closing. A second mortgage can cover part of it. $96,865.17 is due at closing. Uses and sources reconcile at $410,857.99 each. Not a Closing Disclosure.