Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$120,102Cash toward the purchase price.
Closing costs + prepaids$17,580Not just lender fees.
Before credits & paid funds$137,682The complete starting cash picture.
Estimated remaining funds due at closing
$137,682No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$120,101.59
Your down payment$120,101.59
Closing costs + prepaids$17,580.10
Total buyer cash needed$137,681.69
Remaining funds due$137,681.69
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%)$6,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,599.49
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$768.00
Initial HOA (3 months)$1,290.00
Prepaid interest, first (12 days)$1,054.61
Fees + prepaids$17,580.10
Your down payment is the seller’s equity. You take over the $519,898 balance, so the rest of the $640,000 price is paid at closing. A second mortgage can cover part of it. $137,681.69 is due at closing. Uses and sources reconcile at $657,580.10 each. Not a Closing Disclosure.