Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$534,727Cash toward the purchase price.
Closing costs + prepaids$17,087Not just lender fees.
Before credits & paid funds$551,814The complete starting cash picture.
Estimated remaining funds due at closing
$551,814No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$534,727.15
Your down payment$534,727.15
Closing costs + prepaids$17,087.33
Total buyer cash needed$551,814.48
Remaining funds due$551,814.48
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%)$8,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,451.36
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$521.25
Initial HOA (3 months)$162.00
Prepaid interest, first (23 days)$484.72
Fees + prepaids$17,087.33
Your down payment is the seller’s equity. You take over the $290,273 balance, so the rest of the $825,000 price is paid at closing. A second mortgage can cover part of it. $551,814.48 is due at closing. Uses and sources reconcile at $842,087.33 each. Not a Closing Disclosure.