Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$85,372Cash toward the purchase price.
Closing costs + prepaids$14,211Not just lender fees.
Before credits & paid funds$99,583The complete starting cash picture.
Estimated remaining funds due at closing
$99,583No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,372.42
Your down payment$85,372.42
Closing costs + prepaids$14,210.78
Total buyer cash needed$99,583.20
Remaining funds due$99,583.20
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%)$4,399.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,772.64
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$1,099.75
Initial HOA (3 months)$807.00
Prepaid interest, first (18 days)$914.39
Fees + prepaids$14,210.78
Your down payment is the seller’s equity. You take over the $354,528 balance, so the rest of the $439,900 price is paid at closing. A second mortgage can cover part of it. $99,583.20 is due at closing. Uses and sources reconcile at $454,110.78 each. Not a Closing Disclosure.