Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$314,435Cash toward the purchase price.
Closing costs + prepaids$12,570Not just lender fees.
Before credits & paid funds$327,005The complete starting cash picture.
Estimated remaining funds due at closing
$327,005No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$314,435.06
Your down payment$314,435.06
Closing costs + prepaids$12,570.42
Total buyer cash needed$327,005.48
Remaining funds due$327,005.48
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%)$5,090.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$972.82
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$592.75
Initial HOA (3 months)$93.75
Prepaid interest, first (23 days)$353.10
Fees + prepaids$12,570.42
Your down payment is the seller’s equity. You take over the $194,565 balance, so the rest of the $509,000 price is paid at closing. A second mortgage can cover part of it. $327,005.48 is due at closing. Uses and sources reconcile at $521,570.42 each. Not a Closing Disclosure.