Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$432,757Cash toward the purchase price.
Closing costs + prepaids$12,275Not just lender fees.
Before credits & paid funds$445,031The complete starting cash picture.
Estimated remaining funds due at closing
$445,031No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$432,756.90
Your down payment$432,756.90
Closing costs + prepaids$12,274.54
Total buyer cash needed$445,031.44
Remaining funds due$445,031.44
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$536.22
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$566.50
Initial HOA (3 months)$45.00
Prepaid interest, first (23 days)$258.82
Fees + prepaids$12,274.54
Your down payment is the seller’s equity. You take over the $107,243 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $445,031.44 is due at closing. Uses and sources reconcile at $552,274.54 each. Not a Closing Disclosure.