Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$481,139Cash toward the purchase price.
Closing costs + prepaids$17,234Not just lender fees.
Before credits & paid funds$498,373The complete starting cash picture.
Estimated remaining funds due at closing
$498,373No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$481,138.56
Your down payment$481,138.56
Closing costs + prepaids$17,234.17
Total buyer cash needed$498,372.74
Remaining funds due$498,372.74
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%)$7,390.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,289.31
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,209.00
Initial HOA (3 months)$438.00
Prepaid interest, first (31 days)$689.87
Fees + prepaids$17,234.17
Your down payment is the seller’s equity. You take over the $257,861 balance, so the rest of the $739,000 price is paid at closing. A second mortgage can cover part of it. $498,372.74 is due at closing. Uses and sources reconcile at $756,234.17 each. Not a Closing Disclosure.