Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$411,912Cash toward the purchase price.
Closing costs + prepaids$27,005Not just lender fees.
Before credits & paid funds$438,916The complete starting cash picture.
Estimated remaining funds due at closing
$438,916No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$411,911.51
Your down payment$411,911.51
Closing costs + prepaids$27,004.73
Total buyer cash needed$438,916.24
Remaining funds due$438,916.24
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%)$10,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,340.44
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,700.00
Initial HOA (3 months)$615.00
Prepaid interest, first (28 days)$3,331.29
Fees + prepaids$27,004.73
Your down payment is the seller’s equity. You take over the $668,088 balance, so the rest of the $1,080,000 price is paid at closing. A second mortgage can cover part of it. $438,916.24 is due at closing. Uses and sources reconcile at $1,107,004.73 each. Not a Closing Disclosure.