Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$64,455Cash toward the purchase price.
Closing costs + prepaids$18,394Not just lender fees.
Before credits & paid funds$82,849The complete starting cash picture.
Estimated remaining funds due at closing
$82,849No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$64,455.18
Your down payment$64,455.18
Closing costs + prepaids$18,394.22
Total buyer cash needed$82,849.40
Remaining funds due$82,849.40
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%)$6,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,102.72
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$590.50
Initial HOA (3 months)$198.00
Prepaid interest, first (21 days)$2,185.00
Fees + prepaids$18,394.22
Your down payment is the seller’s equity. You take over the $620,545 balance, so the rest of the $685,000 price is paid at closing. A second mortgage can cover part of it. $82,849.40 is due at closing. Uses and sources reconcile at $703,394.22 each. Not a Closing Disclosure.