Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$541,878Cash toward the purchase price.
Closing costs + prepaids$16,475Not just lender fees.
Before credits & paid funds$558,353The complete starting cash picture.
Estimated remaining funds due at closing
$558,353No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$541,878.37
Your down payment$541,878.37
Closing costs + prepaids$16,474.70
Total buyer cash needed$558,353.08
Remaining funds due$558,353.08
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%)$7,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,115.61
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$808.50
Initial HOA (3 months)$174.00
Prepaid interest, first (26 days)$508.60
Fees + prepaids$16,474.70
Your down payment is the seller’s equity. You take over the $223,122 balance, so the rest of the $765,000 price is paid at closing. A second mortgage can cover part of it. $558,353.08 is due at closing. Uses and sources reconcile at $781,474.70 each. Not a Closing Disclosure.