Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$142,439Cash toward the purchase price.
Closing costs + prepaids$22,666Not just lender fees.
Before credits & paid funds$165,106The complete starting cash picture.
Estimated remaining funds due at closing
$165,106No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$142,439.10
Your down payment$142,439.10
Closing costs + prepaids$22,666.49
Total buyer cash needed$165,105.59
Remaining funds due$165,105.59
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%)$7,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,912.80
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,189.75
Initial HOA (3 months)$82.74
Prepaid interest, first (31 days)$3,013.20
Fees + prepaids$22,666.49
Your down payment is the seller’s equity. You take over the $582,561 balance, so the rest of the $725,000 price is paid at closing. A second mortgage can cover part of it. $165,105.59 is due at closing. Uses and sources reconcile at $747,666.49 each. Not a Closing Disclosure.