Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$408,629Cash toward the purchase price.
Closing costs + prepaids$19,310Not just lender fees.
Before credits & paid funds$427,939The complete starting cash picture.
Estimated remaining funds due at closing
$427,939No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$408,628.87
Your down payment$408,628.87
Closing costs + prepaids$19,310.18
Total buyer cash needed$427,939.04
Remaining funds due$427,939.04
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%)$8,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,206.86
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,072.00
Initial HOA (3 months)$110.01
Prepaid interest, first (31 days)$1,203.31
Fees + prepaids$19,310.18
Your down payment is the seller’s equity. You take over the $441,371 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $427,939.04 is due at closing. Uses and sources reconcile at $869,310.18 each. Not a Closing Disclosure.