Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$485,562Cash toward the purchase price.
Closing costs + prepaids$18,992Not just lender fees.
Before credits & paid funds$504,554The complete starting cash picture.
Estimated remaining funds due at closing
$504,554No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$485,561.93
Your down payment$485,561.93
Closing costs + prepaids$18,992.33
Total buyer cash needed$504,554.25
Remaining funds due$504,554.25
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%)$8,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,047.19
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$908.75
Initial HOA (3 months)$99.99
Prepaid interest, first (25 days)$768.40
Fees + prepaids$18,992.33
Your down payment is the seller’s equity. You take over the $409,438 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $504,554.25 is due at closing. Uses and sources reconcile at $913,992.33 each. Not a Closing Disclosure.