Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$451,347Cash toward the purchase price.
Closing costs + prepaids$19,884Not just lender fees.
Before credits & paid funds$471,231The complete starting cash picture.
Estimated remaining funds due at closing
$471,231No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$451,347.08
Your down payment$451,347.08
Closing costs + prepaids$19,884.28
Total buyer cash needed$471,231.36
Remaining funds due$471,231.36
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%)$8,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,068.26
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,646.25
Initial HOA (3 months)$444.99
Prepaid interest, first (27 days)$856.77
Fees + prepaids$19,884.28
Your down payment is the seller’s equity. You take over the $413,653 balance, so the rest of the $865,000 price is paid at closing. A second mortgage can cover part of it. $471,231.36 is due at closing. Uses and sources reconcile at $884,884.28 each. Not a Closing Disclosure.