Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$541,776Cash toward the purchase price.
Closing costs + prepaids$17,721Not just lender fees.
Before credits & paid funds$559,496The complete starting cash picture.
Estimated remaining funds due at closing
$559,496No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$541,775.70
Your down payment$541,775.70
Closing costs + prepaids$17,720.76
Total buyer cash needed$559,496.45
Remaining funds due$559,496.45
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%)$7,999.99
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,291.12
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,390.25
Initial HOA (3 months)$300.00
Prepaid interest, first (22 days)$521.40
Fees + prepaids$17,720.76
Your down payment is the seller’s equity. You take over the $258,223 balance, so the rest of the $799,999 price is paid at closing. A second mortgage can cover part of it. $559,496.45 is due at closing. Uses and sources reconcile at $817,719.76 each. Not a Closing Disclosure.