Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$505,405Cash toward the purchase price.
Closing costs + prepaids$25,762Not just lender fees.
Before credits & paid funds$531,166The complete starting cash picture.
Estimated remaining funds due at closing
$531,166No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$505,404.86
Your down payment$505,404.86
Closing costs + prepaids$25,761.64
Total buyer cash needed$531,166.50
Remaining funds due$531,166.50
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%)$8,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,767.98
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,147.50
Initial HOA (3 months)$6,141.00
Prepaid interest, first (27 days)$897.16
Fees + prepaids$25,761.64
Your down payment is the seller’s equity. You take over the $353,595 balance, so the rest of the $859,000 price is paid at closing. A second mortgage can cover part of it. $531,166.50 is due at closing. Uses and sources reconcile at $884,761.64 each. Not a Closing Disclosure.