Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$165,704Cash toward the purchase price.
Closing costs + prepaids$23,797Not just lender fees.
Before credits & paid funds$189,501The complete starting cash picture.
Estimated remaining funds due at closing
$189,501No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$165,704.29
Your down payment$165,704.29
Closing costs + prepaids$23,796.54
Total buyer cash needed$189,500.83
Remaining funds due$189,500.83
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%)$10,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,296.48
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,230.00
Initial HOA (3 months)$498.99
Prepaid interest, first (9 days)$1,303.07
Fees + prepaids$23,796.54
Your down payment is the seller’s equity. You take over the $859,296 balance, so the rest of the $1,025,000 price is paid at closing. A second mortgage can cover part of it. $189,500.83 is due at closing. Uses and sources reconcile at $1,048,796.54 each. Not a Closing Disclosure.