Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$420,212Cash toward the purchase price.
Closing costs + prepaids$18,778Not just lender fees.
Before credits & paid funds$438,990The complete starting cash picture.
Estimated remaining funds due at closing
$438,990No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$420,212.21
Your down payment$420,212.21
Closing costs + prepaids$18,777.87
Total buyer cash needed$438,990.08
Remaining funds due$438,990.08
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%)$8,200.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,998.94
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,558.00
Initial HOA (3 months)$7.74
Prepaid interest, first (22 days)$795.19
Fees + prepaids$18,777.87
Your down payment is the seller’s equity. You take over the $399,788 balance, so the rest of the $820,000 price is paid at closing. A second mortgage can cover part of it. $438,990.08 is due at closing. Uses and sources reconcile at $838,777.87 each. Not a Closing Disclosure.