Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$583,682Cash toward the purchase price.
Closing costs + prepaids$18,004Not just lender fees.
Before credits & paid funds$601,685The complete starting cash picture.
Estimated remaining funds due at closing
$601,685No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$583,681.68
Your down payment$583,681.68
Closing costs + prepaids$18,003.60
Total buyer cash needed$601,685.27
Remaining funds due$601,685.27
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%)$8,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,331.59
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,184.50
Initial HOA (3 months)$54.75
Prepaid interest, first (31 days)$714.75
Fees + prepaids$18,003.60
Your down payment is the seller’s equity. You take over the $266,318 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $601,685.27 is due at closing. Uses and sources reconcile at $868,003.60 each. Not a Closing Disclosure.