Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$105,138Cash toward the purchase price.
Closing costs + prepaids$19,318Not just lender fees.
Before credits & paid funds$124,457The complete starting cash picture.
Estimated remaining funds due at closing
$124,457No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$105,138.42
Your down payment$105,138.42
Closing costs + prepaids$19,318.19
Total buyer cash needed$124,456.61
Remaining funds due$124,456.61
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,299.31
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$2,211.50
Initial HOA (3 months)$1,221.00
Prepaid interest, first (31 days)$2,468.39
Fees + prepaids$19,318.19
Your down payment is the seller’s equity. You take over the $459,862 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $124,456.61 is due at closing. Uses and sources reconcile at $584,318.19 each. Not a Closing Disclosure.