Follow the dollars · Assumption only
A complete cash picture for Dec 8, 2026
Your down payment$420,715Cash toward the purchase price.
Closing costs + prepaids$11,236Not just lender fees.
Before credits & paid funds$431,951The complete starting cash picture.
Estimated remaining funds due at closing
$431,951No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$420,714.56
Your down payment$420,714.56
Closing costs + prepaids$11,236.17
Total buyer cash needed$431,950.73
Remaining funds due$431,950.73
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%)$4,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$321.43
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$321.25
Initial HOA (3 months)$125.01
Prepaid interest, first (24 days)$150.48
Fees + prepaids$11,236.17
Your down payment is the seller’s equity. You take over the $64,285 balance, so the rest of the $485,000 price is paid at closing. A second mortgage can cover part of it. $431,950.73 is due at closing. Uses and sources reconcile at $496,236.17 each. Not a Closing Disclosure.