Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$72,596Cash toward the purchase price.
Closing costs + prepaids$12,050Not just lender fees.
Before credits & paid funds$84,646The complete starting cash picture.
Estimated remaining funds due at closing
$84,646No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$72,596.13
Your down payment$72,596.13
Closing costs + prepaids$12,050.33
Total buyer cash needed$84,646.47
Remaining funds due$84,646.47
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%)$1,562.02
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$675.50
Initial HOA (3 months)$273.00
Prepaid interest, first (21 days)$471.82
Fees + prepaids$12,050.33
Your down payment is the seller’s equity. You take over the $312,404 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $84,646.47 is due at closing. Uses and sources reconcile at $397,050.33 each. Not a Closing Disclosure.