Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$393,032Cash toward the purchase price.
Closing costs + prepaids$19,663Not just lender fees.
Before credits & paid funds$412,695The complete starting cash picture.
Estimated remaining funds due at closing
$412,695No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$393,032.36
Your down payment$393,032.36
Closing costs + prepaids$19,663.03
Total buyer cash needed$412,695.39
Remaining funds due$412,695.39
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%)$2,509.84
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$771.50
Initial HOA (3 months)$174.00
Prepaid interest, first (27 days)$1,039.69
Fees + prepaids$19,663.03
Your down payment is the seller’s equity. You take over the $501,968 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $412,695.39 is due at closing. Uses and sources reconcile at $914,663.03 each. Not a Closing Disclosure.