Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$523,081Cash toward the purchase price.
Closing costs + prepaids$17,855Not just lender fees.
Before credits & paid funds$540,936The complete starting cash picture.
Estimated remaining funds due at closing
$540,936No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$523,081.05
Your down payment$523,081.05
Closing costs + prepaids$17,854.77
Total buyer cash needed$540,935.82
Remaining funds due$540,935.82
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%)$8,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,629.59
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$803.00
Initial HOA (3 months)$96.00
Prepaid interest, first (23 days)$618.17
Fees + prepaids$17,854.77
Your down payment is the seller’s equity. You take over the $325,919 balance, so the rest of the $849,000 price is paid at closing. A second mortgage can cover part of it. $540,935.82 is due at closing. Uses and sources reconcile at $866,854.77 each. Not a Closing Disclosure.