Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$404,694Cash toward the purchase price.
Closing costs + prepaids$18,842Not just lender fees.
Before credits & paid funds$423,535The complete starting cash picture.
Estimated remaining funds due at closing
$423,535No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$404,693.93
Your down payment$404,693.93
Closing costs + prepaids$18,841.56
Total buyer cash needed$423,535.48
Remaining funds due$423,535.48
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%)$8,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,101.53
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$980.25
Initial HOA (3 months)$228.00
Prepaid interest, first (31 days)$1,063.78
Fees + prepaids$18,841.56
Your down payment is the seller’s equity. You take over the $420,306 balance, so the rest of the $825,000 price is paid at closing. A second mortgage can cover part of it. $423,535.48 is due at closing. Uses and sources reconcile at $843,841.56 each. Not a Closing Disclosure.