Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$553,262Cash toward the purchase price.
Closing costs + prepaids$12,602Not just lender fees.
Before credits & paid funds$565,864The complete starting cash picture.
Estimated remaining funds due at closing
$565,864No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$553,262.06
Your down payment$553,262.06
Closing costs + prepaids$12,601.86
Total buyer cash needed$565,863.92
Remaining funds due$565,863.92
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%)$5,895.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$181.19
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$924.25
Initial HOA (3 months)$35.01
Prepaid interest, first (28 days)$98.41
Fees + prepaids$12,601.86
Your down payment is the seller’s equity. You take over the $36,238 balance, so the rest of the $589,500 price is paid at closing. A second mortgage can cover part of it. $565,863.92 is due at closing. Uses and sources reconcile at $602,101.86 each. Not a Closing Disclosure.