Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$411,003Cash toward the purchase price.
Closing costs + prepaids$10,425Not just lender fees.
Before credits & paid funds$421,429The complete starting cash picture.
Estimated remaining funds due at closing
$421,429No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$411,003.45
Your down payment$411,003.45
Closing costs + prepaids$10,425.14
Total buyer cash needed$421,428.59
Remaining funds due$421,428.59
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%)$4,399.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$144.48
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$350.75
Initial HOA (3 months)$120.00
Prepaid interest, first (31 days)$192.90
Fees + prepaids$10,425.14
Your down payment is the seller’s equity. You take over the $28,897 balance, so the rest of the $439,900 price is paid at closing. A second mortgage can cover part of it. $421,428.59 is due at closing. Uses and sources reconcile at $450,325.14 each. Not a Closing Disclosure.