Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$524,486Cash toward the purchase price.
Closing costs + prepaids$18,845Not just lender fees.
Before credits & paid funds$543,331The complete starting cash picture.
Estimated remaining funds due at closing
$543,331No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$524,486.24
Your down payment$524,486.24
Closing costs + prepaids$18,844.83
Total buyer cash needed$543,331.07
Remaining funds due$543,331.07
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%)$8,200.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,477.57
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,050.00
Initial HOA (3 months)$285.00
Prepaid interest, first (27 days)$614.26
Fees + prepaids$18,844.83
Your down payment is the seller’s equity. You take over the $295,514 balance, so the rest of the $820,000 price is paid at closing. A second mortgage can cover part of it. $543,331.07 is due at closing. Uses and sources reconcile at $838,844.83 each. Not a Closing Disclosure.