Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$447,329Cash toward the purchase price.
Closing costs + prepaids$14,283Not just lender fees.
Before credits & paid funds$461,612The complete starting cash picture.
Estimated remaining funds due at closing
$461,612No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$447,328.88
Your down payment$447,328.88
Closing costs + prepaids$14,283.35
Total buyer cash needed$461,612.23
Remaining funds due$461,612.23
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%)$5,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$738.36
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,487.50
Initial HOA (3 months)$345.00
Prepaid interest, first (29 days)$294.49
Fees + prepaids$14,283.35
Your down payment is the seller’s equity. You take over the $147,671 balance, so the rest of the $595,000 price is paid at closing. A second mortgage can cover part of it. $461,612.23 is due at closing. Uses and sources reconcile at $609,283.35 each. Not a Closing Disclosure.