Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$376,321Cash toward the purchase price.
Closing costs + prepaids$12,458Not just lender fees.
Before credits & paid funds$388,780The complete starting cash picture.
Estimated remaining funds due at closing
$388,780No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$376,321.25
Your down payment$376,321.25
Closing costs + prepaids$12,458.43
Total buyer cash needed$388,779.68
Remaining funds due$388,779.68
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%)$4,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$613.39
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$917.50
Initial HOA (3 months)$87.99
Prepaid interest, first (22 days)$381.55
Fees + prepaids$12,458.43
Your down payment is the seller’s equity. You take over the $122,679 balance, so the rest of the $499,000 price is paid at closing. A second mortgage can cover part of it. $388,779.68 is due at closing. Uses and sources reconcile at $511,458.43 each. Not a Closing Disclosure.