Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$81,440Cash toward the purchase price.
Closing costs + prepaids$7,972Not just lender fees.
Before credits & paid funds$89,412The complete starting cash picture.
Estimated remaining funds due at closing
$89,412No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,440.01
Your down payment$81,440.01
Closing costs + prepaids$7,971.62
Total buyer cash needed$89,411.63
Remaining funds due$89,411.63
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%)$1,720.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$452.80
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$309.00
Initial HOA (3 months)$18.75
Prepaid interest, first (30 days)$253.07
Fees + prepaids$7,971.62
Your down payment is the seller’s equity. You take over the $90,560 balance, so the rest of the $172,000 price is paid at closing. A second mortgage can cover part of it. $89,411.63 is due at closing. Uses and sources reconcile at $179,971.62 each. Not a Closing Disclosure.