Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$418,932Cash toward the purchase price.
Closing costs + prepaids$12,601Not just lender fees.
Before credits & paid funds$431,533The complete starting cash picture.
Estimated remaining funds due at closing
$431,533No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$418,932.46
Your down payment$418,932.46
Closing costs + prepaids$12,600.96
Total buyer cash needed$431,533.42
Remaining funds due$431,533.42
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%)$655.34
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$660.00
Initial HOA (3 months)$150.00
Prepaid interest, first (12 days)$167.62
Fees + prepaids$12,600.96
Your down payment is the seller’s equity. You take over the $131,068 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $431,533.42 is due at closing. Uses and sources reconcile at $562,600.96 each. Not a Closing Disclosure.