Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$384,604Cash toward the purchase price.
Closing costs + prepaids$21,529Not just lender fees.
Before credits & paid funds$406,132The complete starting cash picture.
Estimated remaining funds due at closing
$406,132No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$384,603.73
Your down payment$384,603.73
Closing costs + prepaids$21,528.76
Total buyer cash needed$406,132.49
Remaining funds due$406,132.49
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%)$9,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,901.98
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$832.75
Initial HOA (3 months)$462.00
Prepaid interest, first (31 days)$1,464.03
Fees + prepaids$21,528.76
Your down payment is the seller’s equity. You take over the $580,396 balance, so the rest of the $965,000 price is paid at closing. A second mortgage can cover part of it. $406,132.49 is due at closing. Uses and sources reconcile at $986,528.76 each. Not a Closing Disclosure.