Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$454,105Cash toward the purchase price.
Closing costs + prepaids$20,362Not just lender fees.
Before credits & paid funds$474,467The complete starting cash picture.
Estimated remaining funds due at closing
$474,467No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$454,105.37
Your down payment$454,105.37
Closing costs + prepaids$20,361.60
Total buyer cash needed$474,466.98
Remaining funds due$474,466.98
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%)$8,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,204.47
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,742.00
Initial HOA (3 months)$210.00
Prepaid interest, first (27 days)$1,037.13
Fees + prepaids$20,361.60
Your down payment is the seller’s equity. You take over the $440,895 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $474,466.98 is due at closing. Uses and sources reconcile at $915,361.60 each. Not a Closing Disclosure.