Follow the dollars · Assumption only
A complete cash picture for Nov 29, 2026
Your down payment$77,588Cash toward the purchase price.
Closing costs + prepaids$12,080Not just lender fees.
Before credits & paid funds$89,668The complete starting cash picture.
Estimated remaining funds due at closing
$89,668No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$77,588.15
Your down payment$77,588.15
Closing costs + prepaids$12,079.63
Total buyer cash needed$89,667.78
Remaining funds due$89,667.78
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%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,537.06
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$324.50
Initial HOA (3 months)$1,080.00
Prepaid interest, first (2 days)$70.07
Fees + prepaids$12,079.63
Your down payment is the seller’s equity. You take over the $307,412 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $89,667.78 is due at closing. Uses and sources reconcile at $397,079.63 each. Not a Closing Disclosure.