Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$519,725Cash toward the purchase price.
Closing costs + prepaids$19,176Not just lender fees.
Before credits & paid funds$538,900The complete starting cash picture.
Estimated remaining funds due at closing
$538,900No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$519,724.51
Your down payment$519,724.51
Closing costs + prepaids$19,175.82
Total buyer cash needed$538,900.34
Remaining funds due$538,900.34
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%)$8,150.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,476.38
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,903.50
Prepaid interest, first (23 days)$427.95
Fees + prepaids$19,175.82
Your down payment is the seller’s equity. You take over the $295,275 balance, so the rest of the $815,000 price is paid at closing. A second mortgage can cover part of it. $538,900.34 is due at closing. Uses and sources reconcile at $834,175.82 each. Not a Closing Disclosure.