Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$559,967Cash toward the purchase price.
Closing costs + prepaids$16,913Not just lender fees.
Before credits & paid funds$576,880The complete starting cash picture.
Estimated remaining funds due at closing
$576,880No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$559,967.25
Your down payment$559,967.25
Closing costs + prepaids$16,912.80
Total buyer cash needed$576,880.05
Remaining funds due$576,880.05
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%)$8,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,225.16
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$671.50
Initial HOA (3 months)$96.75
Prepaid interest, first (31 days)$651.38
Fees + prepaids$16,912.80
Your down payment is the seller’s equity. You take over the $245,033 balance, so the rest of the $805,000 price is paid at closing. A second mortgage can cover part of it. $576,880.05 is due at closing. Uses and sources reconcile at $821,912.80 each. Not a Closing Disclosure.