Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$425,306Cash toward the purchase price.
Closing costs + prepaids$12,838Not just lender fees.
Before credits & paid funds$438,143The complete starting cash picture.
Estimated remaining funds due at closing
$438,143No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$425,305.66
Your down payment$425,305.66
Closing costs + prepaids$12,837.54
Total buyer cash needed$438,143.20
Remaining funds due$438,143.20
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$623.47
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$554.75
Initial HOA (3 months)$291.00
Prepaid interest, first (31 days)$400.32
Fees + prepaids$12,837.54
Your down payment is the seller’s equity. You take over the $124,694 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $438,143.20 is due at closing. Uses and sources reconcile at $562,837.54 each. Not a Closing Disclosure.