Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$528,661Cash toward the purchase price.
Closing costs + prepaids$18,740Not just lender fees.
Before credits & paid funds$547,401The complete starting cash picture.
Estimated remaining funds due at closing
$547,401No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$528,661.35
Your down payment$528,661.35
Closing costs + prepaids$18,739.54
Total buyer cash needed$547,400.89
Remaining funds due$547,400.89
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%)$1,606.69
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,542.00
Initial HOA (3 months)$135.00
Prepaid interest, first (29 days)$737.85
Fees + prepaids$18,739.54
Your down payment is the seller’s equity. You take over the $321,339 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $547,400.89 is due at closing. Uses and sources reconcile at $868,739.54 each. Not a Closing Disclosure.