Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$477,497Cash toward the purchase price.
Closing costs + prepaids$12,982Not just lender fees.
Before credits & paid funds$490,479The complete starting cash picture.
Estimated remaining funds due at closing
$490,479No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$477,497.06
Your down payment$477,497.06
Closing costs + prepaids$12,982.02
Total buyer cash needed$490,479.08
Remaining funds due$490,479.08
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%)$5,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$607.51
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$436.50
Initial HOA (3 months)$262.50
Prepaid interest, first (22 days)$217.51
Fees + prepaids$12,982.02
Your down payment is the seller’s equity. You take over the $121,503 balance, so the rest of the $599,000 price is paid at closing. A second mortgage can cover part of it. $490,479.08 is due at closing. Uses and sources reconcile at $611,982.02 each. Not a Closing Disclosure.