Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,974Cash toward the purchase price.
Closing costs + prepaids$8,190Not just lender fees.
Before credits & paid funds$94,164The complete starting cash picture.
Estimated remaining funds due at closing
$94,164No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,974.11
Your down payment$85,974.11
Closing costs + prepaids$8,189.91
Total buyer cash needed$94,164.01
Remaining funds due$94,164.01
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%)$1,570.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$355.13
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$88.50
Initial HOA (3 months)$720.00
Prepaid interest, first (31 days)$238.28
Fees + prepaids$8,189.91
Your down payment is the seller’s equity. You take over the $71,026 balance, so the rest of the $157,000 price is paid at closing. A second mortgage can cover part of it. $94,164.01 is due at closing. Uses and sources reconcile at $165,189.91 each. Not a Closing Disclosure.