Follow the dollars · Assumption only
A complete cash picture for Dec 15, 2026
Your down payment$85,233Cash toward the purchase price.
Closing costs + prepaids$17,271Not just lender fees.
Before credits & paid funds$102,503The complete starting cash picture.
Estimated remaining funds due at closing
$102,503No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,232.55
Your down payment$85,232.55
Closing costs + prepaids$17,270.85
Total buyer cash needed$102,503.40
Remaining funds due$102,503.40
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%)$6,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,898.84
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$798.00
Initial HOA (3 months)$411.00
Prepaid interest, first (17 days)$1,045.01
Fees + prepaids$17,270.85
Your down payment is the seller’s equity. You take over the $579,767 balance, so the rest of the $665,000 price is paid at closing. A second mortgage can cover part of it. $102,503.40 is due at closing. Uses and sources reconcile at $682,270.85 each. Not a Closing Disclosure.