Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$433,154Cash toward the purchase price.
Closing costs + prepaids$21,733Not just lender fees.
Before credits & paid funds$454,887The complete starting cash picture.
Estimated remaining funds due at closing
$454,887No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$433,154.38
Your down payment$433,154.38
Closing costs + prepaids$21,732.71
Total buyer cash needed$454,887.09
Remaining funds due$454,887.09
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%)$8,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,329.23
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,247.50
Initial HOA (3 months)$990.00
Prepaid interest, first (27 days)$957.98
Fees + prepaids$21,732.71
Your down payment is the seller’s equity. You take over the $465,846 balance, so the rest of the $899,000 price is paid at closing. A second mortgage can cover part of it. $454,887.09 is due at closing. Uses and sources reconcile at $920,732.71 each. Not a Closing Disclosure.