Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$399,067Cash toward the purchase price.
Closing costs + prepaids$20,505Not just lender fees.
Before credits & paid funds$419,573The complete starting cash picture.
Estimated remaining funds due at closing
$419,573No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$399,067.40
Your down payment$399,067.40
Closing costs + prepaids$20,505.17
Total buyer cash needed$419,572.57
Remaining funds due$419,572.57
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%)$7,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,929.66
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,178.50
Initial HOA (3 months)$1,500.00
Prepaid interest, first (31 days)$1,829.00
Fees + prepaids$20,505.17
Your down payment is the seller’s equity. You take over the $385,933 balance, so the rest of the $785,000 price is paid at closing. A second mortgage can cover part of it. $419,572.57 is due at closing. Uses and sources reconcile at $805,505.17 each. Not a Closing Disclosure.