Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$389,907Cash toward the purchase price.
Closing costs + prepaids$12,877Not just lender fees.
Before credits & paid funds$402,784The complete starting cash picture.
Estimated remaining funds due at closing
$402,784No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$389,906.53
Your down payment$389,906.53
Closing costs + prepaids$12,877.05
Total buyer cash needed$402,783.59
Remaining funds due$402,783.59
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%)$5,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$725.47
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$832.50
Initial HOA (3 months)$150.00
Prepaid interest, first (23 days)$351.09
Fees + prepaids$12,877.05
Your down payment is the seller’s equity. You take over the $145,093 balance, so the rest of the $535,000 price is paid at closing. A second mortgage can cover part of it. $402,783.59 is due at closing. Uses and sources reconcile at $547,877.05 each. Not a Closing Disclosure.