Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$76,131Cash toward the purchase price.
Closing costs + prepaids$12,962Not just lender fees.
Before credits & paid funds$89,093The complete starting cash picture.
Estimated remaining funds due at closing
$89,093No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$76,131.05
Your down payment$76,131.05
Closing costs + prepaids$12,962.05
Total buyer cash needed$89,093.11
Remaining funds due$89,093.11
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%)$4,230.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,734.34
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$61.50
Initial HOA (3 months)$92.01
Prepaid interest, first (31 days)$1,626.20
Fees + prepaids$12,962.05
Your down payment is the seller’s equity. You take over the $346,869 balance, so the rest of the $423,000 price is paid at closing. A second mortgage can cover part of it. $89,093.11 is due at closing. Uses and sources reconcile at $435,962.05 each. Not a Closing Disclosure.