Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$476,554Cash toward the purchase price.
Closing costs + prepaids$20,495Not just lender fees.
Before credits & paid funds$497,049The complete starting cash picture.
Estimated remaining funds due at closing
$497,049No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$476,554.17
Your down payment$476,554.17
Closing costs + prepaids$20,494.88
Total buyer cash needed$497,049.05
Remaining funds due$497,049.05
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%)$8,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,842.23
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,112.50
Initial HOA (3 months)$840.00
Prepaid interest, first (25 days)$1,032.15
Fees + prepaids$20,494.88
Your down payment is the seller’s equity. You take over the $368,446 balance, so the rest of the $845,000 price is paid at closing. A second mortgage can cover part of it. $497,049.05 is due at closing. Uses and sources reconcile at $865,494.88 each. Not a Closing Disclosure.