Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$391,264Cash toward the purchase price.
Closing costs + prepaids$12,108Not just lender fees.
Before credits & paid funds$403,372The complete starting cash picture.
Estimated remaining funds due at closing
$403,372No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$391,264.02
Your down payment$391,264.02
Closing costs + prepaids$12,108.19
Total buyer cash needed$403,372.21
Remaining funds due$403,372.21
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%)$5,090.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$588.68
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$669.75
Prepaid interest, first (27 days)$291.76
Fees + prepaids$12,108.19
Your down payment is the seller’s equity. You take over the $117,736 balance, so the rest of the $509,000 price is paid at closing. A second mortgage can cover part of it. $403,372.21 is due at closing. Uses and sources reconcile at $521,108.19 each. Not a Closing Disclosure.