Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$445,256Cash toward the purchase price.
Closing costs + prepaids$18,089Not just lender fees.
Before credits & paid funds$463,345The complete starting cash picture.
Estimated remaining funds due at closing
$463,345No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$445,256.21
Your down payment$445,256.21
Closing costs + prepaids$18,089.01
Total buyer cash needed$463,345.22
Remaining funds due$463,345.22
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%)$8,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,898.72
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,034.00
Initial HOA (3 months)$56.25
Prepaid interest, first (27 days)$632.04
Fees + prepaids$18,089.01
Your down payment is the seller’s equity. You take over the $379,744 balance, so the rest of the $825,000 price is paid at closing. A second mortgage can cover part of it. $463,345.22 is due at closing. Uses and sources reconcile at $843,089.01 each. Not a Closing Disclosure.