Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$139,356Cash toward the purchase price.
Closing costs + prepaids$25,720Not just lender fees.
Before credits & paid funds$165,076The complete starting cash picture.
Estimated remaining funds due at closing
$165,076No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$139,356.24
Your down payment$139,356.24
Closing costs + prepaids$25,719.99
Total buyer cash needed$165,076.23
Remaining funds due$165,076.23
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%)$9,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,048.22
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,270.75
Initial HOA (3 months)$354.00
Prepaid interest, first (31 days)$4,339.03
Fees + prepaids$25,719.99
Your down payment is the seller’s equity. You take over the $809,644 balance, so the rest of the $949,000 price is paid at closing. A second mortgage can cover part of it. $165,076.23 is due at closing. Uses and sources reconcile at $974,719.99 each. Not a Closing Disclosure.