Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$478,067Cash toward the purchase price.
Closing costs + prepaids$20,692Not just lender fees.
Before credits & paid funds$498,758The complete starting cash picture.
Estimated remaining funds due at closing
$498,758No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$478,066.84
Your down payment$478,066.84
Closing costs + prepaids$20,691.58
Total buyer cash needed$498,758.42
Remaining funds due$498,758.42
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%)$9,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,434.67
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,293.75
Initial HOA (3 months)$200.01
Prepaid interest, first (22 days)$895.16
Fees + prepaids$20,691.58
Your down payment is the seller’s equity. You take over the $486,933 balance, so the rest of the $965,000 price is paid at closing. A second mortgage can cover part of it. $498,758.42 is due at closing. Uses and sources reconcile at $985,691.58 each. Not a Closing Disclosure.