Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$82,543Cash toward the purchase price.
Closing costs + prepaids$20,056Not just lender fees.
Before credits & paid funds$102,599The complete starting cash picture.
Estimated remaining funds due at closing
$102,599No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$82,542.88
Your down payment$82,542.88
Closing costs + prepaids$20,055.69
Total buyer cash needed$102,598.57
Remaining funds due$102,598.57
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%)$7,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,412.29
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$918.00
Initial HOA (3 months)$399.00
Prepaid interest, first (12 days)$1,458.40
Fees + prepaids$20,055.69
Your down payment is the seller’s equity. You take over the $682,457 balance, so the rest of the $765,000 price is paid at closing. A second mortgage can cover part of it. $102,598.57 is due at closing. Uses and sources reconcile at $785,055.69 each. Not a Closing Disclosure.