Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$528,627Cash toward the purchase price.
Closing costs + prepaids$20,200Not just lender fees.
Before credits & paid funds$548,827The complete starting cash picture.
Estimated remaining funds due at closing
$548,827No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$528,626.82
Your down payment$528,626.82
Closing costs + prepaids$20,200.48
Total buyer cash needed$548,827.30
Remaining funds due$548,827.30
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%)$8,499.50
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,606.62
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,306.25
Initial HOA (3 months)$1,574.01
Prepaid interest, first (31 days)$996.10
Fees + prepaids$20,200.48
Your down payment is the seller’s equity. You take over the $321,323 balance, so the rest of the $849,950 price is paid at closing. A second mortgage can cover part of it. $548,827.30 is due at closing. Uses and sources reconcile at $870,150.48 each. Not a Closing Disclosure.