Follow the dollars · Assumption only
A complete cash picture for Dec 7, 2026
Your down payment$539,881Cash toward the purchase price.
Closing costs + prepaids$19,439Not just lender fees.
Before credits & paid funds$559,320The complete starting cash picture.
Estimated remaining funds due at closing
$559,320No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$539,881.31
Your down payment$539,881.31
Closing costs + prepaids$19,438.91
Total buyer cash needed$559,320.23
Remaining funds due$559,320.23
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%)$9,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,925.59
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$762.50
Initial HOA (3 months)$444.00
Prepaid interest, first (25 days)$838.82
Fees + prepaids$19,438.91
Your down payment is the seller’s equity. You take over the $385,119 balance, so the rest of the $925,000 price is paid at closing. A second mortgage can cover part of it. $559,320.23 is due at closing. Uses and sources reconcile at $944,438.91 each. Not a Closing Disclosure.