Follow the dollars · Assumption only
A complete cash picture for Dec 15, 2026
Your down payment$85,785Cash toward the purchase price.
Closing costs + prepaids$17,200Not just lender fees.
Before credits & paid funds$102,984The complete starting cash picture.
Estimated remaining funds due at closing
$102,984No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,784.85
Your down payment$85,784.85
Closing costs + prepaids$17,199.51
Total buyer cash needed$102,984.35
Remaining funds due$102,984.35
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%)$6,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,771.08
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$800.00
Prepaid interest, first (17 days)$1,760.43
Fees + prepaids$17,199.51
Your down payment is the seller’s equity. You take over the $554,215 balance, so the rest of the $640,000 price is paid at closing. A second mortgage can cover part of it. $102,984.35 is due at closing. Uses and sources reconcile at $657,199.51 each. Not a Closing Disclosure.