Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$78,867Cash toward the purchase price.
Closing costs + prepaids$14,889Not just lender fees.
Before credits & paid funds$93,756The complete starting cash picture.
Estimated remaining funds due at closing
$93,756No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$78,866.67
Your down payment$78,866.67
Closing costs + prepaids$14,889.26
Total buyer cash needed$93,755.93
Remaining funds due$93,755.93
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%)$5,385.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,298.17
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$646.25
Initial HOA (3 months)$61.26
Prepaid interest, first (12 days)$1,030.59
Fees + prepaids$14,889.26
Your down payment is the seller’s equity. You take over the $459,633 balance, so the rest of the $538,500 price is paid at closing. A second mortgage can cover part of it. $93,755.93 is due at closing. Uses and sources reconcile at $553,389.26 each. Not a Closing Disclosure.