Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$81,228Cash toward the purchase price.
Closing costs + prepaids$16,145Not just lender fees.
Before credits & paid funds$97,373The complete starting cash picture.
Estimated remaining funds due at closing
$97,373No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,228.01
Your down payment$81,228.01
Closing costs + prepaids$16,145.00
Total buyer cash needed$97,373.01
Remaining funds due$97,373.01
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,343.86
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$182.50
Initial HOA (3 months)$62.76
Prepaid interest, first (31 days)$2,587.88
Fees + prepaids$16,145.00
Your down payment is the seller’s equity. You take over the $468,772 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $97,373.01 is due at closing. Uses and sources reconcile at $566,145.00 each. Not a Closing Disclosure.