Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$45,945Cash toward the purchase price.
Closing costs + prepaids$20,221Not just lender fees.
Before credits & paid funds$66,166The complete starting cash picture.
Estimated remaining funds due at closing
$66,166No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$45,945.35
Your down payment$45,945.35
Closing costs + prepaids$20,220.90
Total buyer cash needed$66,166.25
Remaining funds due$66,166.25
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%)$7,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,695.27
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$942.00
Initial HOA (3 months)$240.00
Prepaid interest, first (12 days)$1,275.63
Fees + prepaids$20,220.90
Your down payment is the seller’s equity. You take over the $739,055 balance, so the rest of the $785,000 price is paid at closing. A second mortgage can cover part of it. $66,166.25 is due at closing. Uses and sources reconcile at $805,220.90 each. Not a Closing Disclosure.