Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$581,559Cash toward the purchase price.
Closing costs + prepaids$19,382Not just lender fees.
Before credits & paid funds$600,941The complete starting cash picture.
Estimated remaining funds due at closing
$600,941No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$581,559.04
Your down payment$581,559.04
Closing costs + prepaids$19,382.25
Total buyer cash needed$600,941.28
Remaining funds due$600,941.28
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%)$8,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,387.20
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,147.50
Initial HOA (3 months)$450.00
Prepaid interest, first (28 days)$589.54
Fees + prepaids$19,382.25
Your down payment is the seller’s equity. You take over the $277,441 balance, so the rest of the $859,000 price is paid at closing. A second mortgage can cover part of it. $600,941.28 is due at closing. Uses and sources reconcile at $878,382.25 each. Not a Closing Disclosure.