Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$518,759Cash toward the purchase price.
Closing costs + prepaids$20,054Not just lender fees.
Before credits & paid funds$538,814The complete starting cash picture.
Estimated remaining funds due at closing
$538,814No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$518,759.46
Your down payment$518,759.46
Closing costs + prepaids$20,054.14
Total buyer cash needed$538,813.60
Remaining funds due$538,813.60
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%)$9,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,906.20
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,819.00
Initial HOA (3 months)$150.00
Prepaid interest, first (23 days)$960.94
Fees + prepaids$20,054.14
Your down payment is the seller’s equity. You take over the $381,241 balance, so the rest of the $900,000 price is paid at closing. A second mortgage can cover part of it. $538,813.60 is due at closing. Uses and sources reconcile at $920,054.14 each. Not a Closing Disclosure.