Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$446,701Cash toward the purchase price.
Closing costs + prepaids$12,297Not just lender fees.
Before credits & paid funds$458,999The complete starting cash picture.
Estimated remaining funds due at closing
$458,999No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$446,701.28
Your down payment$446,701.28
Closing costs + prepaids$12,297.27
Total buyer cash needed$458,998.55
Remaining funds due$458,998.55
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$516.49
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$365.25
Initial HOA (3 months)$125.01
Prepaid interest, first (28 days)$322.52
Fees + prepaids$12,297.27
Your down payment is the seller’s equity. You take over the $103,299 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $458,998.55 is due at closing. Uses and sources reconcile at $562,297.27 each. Not a Closing Disclosure.