Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,233Cash toward the purchase price.
Closing costs + prepaids$17,855Not just lender fees.
Before credits & paid funds$103,088The complete starting cash picture.
Estimated remaining funds due at closing
$103,088No 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$17,855.45
Total buyer cash needed$103,088.00
Remaining funds due$103,088.00
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)$522.00
Initial HOA (3 months)$411.00
Prepaid interest, first (31 days)$1,905.61
Fees + prepaids$17,855.45
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. $103,088.00 is due at closing. Uses and sources reconcile at $682,855.45 each. Not a Closing Disclosure.