Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$81,188Cash toward the purchase price.
Closing costs + prepaids$18,535Not just lender fees.
Before credits & paid funds$99,723The complete starting cash picture.
Estimated remaining funds due at closing
$99,723No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$81,187.86
Your down payment$81,187.86
Closing costs + prepaids$18,535.09
Total buyer cash needed$99,722.95
Remaining funds due$99,722.95
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%)$6,550.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,869.06
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$258.25
Initial HOA (3 months)$300.00
Prepaid interest, first (31 days)$3,089.78
Fees + prepaids$18,535.09
Your down payment is the seller’s equity. You take over the $573,812 balance, so the rest of the $655,000 price is paid at closing. A second mortgage can cover part of it. $99,722.95 is due at closing. Uses and sources reconcile at $673,535.09 each. Not a Closing Disclosure.