Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$502,114Cash toward the purchase price.
Closing costs + prepaids$21,799Not just lender fees.
Before credits & paid funds$523,913The complete starting cash picture.
Estimated remaining funds due at closing
$523,913No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$502,114.30
Your down payment$502,114.30
Closing costs + prepaids$21,798.88
Total buyer cash needed$523,913.18
Remaining funds due$523,913.18
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%)$9,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,314.43
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,412.50
Initial HOA (3 months)$231.00
Prepaid interest, first (28 days)$972.95
Fees + prepaids$21,798.88
Your down payment is the seller’s equity. You take over the $462,886 balance, so the rest of the $965,000 price is paid at closing. A second mortgage can cover part of it. $523,913.18 is due at closing. Uses and sources reconcile at $986,798.88 each. Not a Closing Disclosure.