Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$455,386Cash toward the purchase price.
Closing costs + prepaids$20,119Not just lender fees.
Before credits & paid funds$475,504The complete starting cash picture.
Estimated remaining funds due at closing
$475,504No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$455,385.61
Your down payment$455,385.61
Closing costs + prepaids$20,118.73
Total buyer cash needed$475,504.34
Remaining funds due$475,504.34
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%)$9,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,223.07
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$750.25
Initial HOA (3 months)$534.00
Prepaid interest, first (31 days)$1,393.41
Fees + prepaids$20,118.73
Your down payment is the seller’s equity. You take over the $444,614 balance, so the rest of the $900,000 price is paid at closing. A second mortgage can cover part of it. $475,504.34 is due at closing. Uses and sources reconcile at $920,118.73 each. Not a Closing Disclosure.