Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$505,211Cash toward the purchase price.
Closing costs + prepaids$18,041Not just lender fees.
Before credits & paid funds$523,252The complete starting cash picture.
Estimated remaining funds due at closing
$523,252No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$505,210.79
Your down payment$505,210.79
Closing costs + prepaids$18,040.99
Total buyer cash needed$523,251.78
Remaining funds due$523,251.78
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%)$8,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,723.95
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$538.75
Initial HOA (3 months)$50.01
Prepaid interest, first (23 days)$1,010.28
Fees + prepaids$18,040.99
Your down payment is the seller’s equity. You take over the $344,789 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $523,251.78 is due at closing. Uses and sources reconcile at $868,040.99 each. Not a Closing Disclosure.