Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$485,489Cash toward the purchase price.
Closing costs + prepaids$18,528Not just lender fees.
Before credits & paid funds$504,017The complete starting cash picture.
Estimated remaining funds due at closing
$504,017No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$485,488.55
Your down payment$485,488.55
Closing costs + prepaids$18,528.38
Total buyer cash needed$504,016.93
Remaining funds due$504,016.93
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%)$7,759.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,452.06
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,261.50
Initial HOA (3 months)$116.01
Prepaid interest, first (28 days)$721.81
Fees + prepaids$18,528.38
Your down payment is the seller’s equity. You take over the $290,411 balance, so the rest of the $775,900 price is paid at closing. A second mortgage can cover part of it. $504,016.93 is due at closing. Uses and sources reconcile at $794,428.38 each. Not a Closing Disclosure.