Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$95,341Cash toward the purchase price.
Closing costs + prepaids$17,621Not just lender fees.
Before credits & paid funds$112,962The complete starting cash picture.
Estimated remaining funds due at closing
$112,962No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$95,341.48
Your down payment$95,341.48
Closing costs + prepaids$17,620.97
Total buyer cash needed$112,962.45
Remaining funds due$112,962.45
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%)$6,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,698.29
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$501.50
Initial HOA (3 months)$585.00
Prepaid interest, first (21 days)$2,018.18
Fees + prepaids$17,620.97
Your down payment is the seller’s equity. You take over the $539,659 balance, so the rest of the $635,000 price is paid at closing. A second mortgage can cover part of it. $112,962.45 is due at closing. Uses and sources reconcile at $652,620.97 each. Not a Closing Disclosure.