Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$591,955Cash toward the purchase price.
Closing costs + prepaids$19,834Not just lender fees.
Before credits & paid funds$611,789The complete starting cash picture.
Estimated remaining funds due at closing
$611,789No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$591,955.02
Your down payment$591,955.02
Closing costs + prepaids$19,834.38
Total buyer cash needed$611,789.40
Remaining funds due$611,789.40
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%)$9,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,015.22
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,194.00
Prepaid interest, first (12 days)$457.15
Fees + prepaids$19,834.38
Your down payment is the seller’s equity. You take over the $403,045 balance, so the rest of the $995,000 price is paid at closing. A second mortgage can cover part of it. $611,789.40 is due at closing. Uses and sources reconcile at $1,014,834.38 each. Not a Closing Disclosure.