Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$487,653Cash toward the purchase price.
Closing costs + prepaids$18,927Not just lender fees.
Before credits & paid funds$506,580The complete starting cash picture.
Estimated remaining funds due at closing
$506,580No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$487,652.72
Your down payment$487,652.72
Closing costs + prepaids$18,927.42
Total buyer cash needed$506,580.14
Remaining funds due$506,580.14
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%)$2,036.74
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$887.25
Initial HOA (3 months)$51.99
Prepaid interest, first (27 days)$783.45
Fees + prepaids$18,927.42
Your down payment is the seller’s equity. You take over the $407,347 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $506,580.14 is due at closing. Uses and sources reconcile at $913,927.42 each. Not a Closing Disclosure.