Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$166,305Cash toward the purchase price.
Closing costs + prepaids$18,623Not just lender fees.
Before credits & paid funds$184,928The complete starting cash picture.
Estimated remaining funds due at closing
$184,928No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$166,304.98
Your down payment$166,304.98
Closing costs + prepaids$18,623.31
Total buyer cash needed$184,928.30
Remaining funds due$184,928.30
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%)$7,390.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,863.48
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$886.75
Initial HOA (3 months)$9.24
Prepaid interest, first (12 days)$1,255.85
Fees + prepaids$18,623.31
Your down payment is the seller’s equity. You take over the $572,695 balance, so the rest of the $739,000 price is paid at closing. A second mortgage can cover part of it. $184,928.30 is due at closing. Uses and sources reconcile at $757,623.31 each. Not a Closing Disclosure.