Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$404,284Cash toward the purchase price.
Closing costs + prepaids$12,968Not just lender fees.
Before credits & paid funds$417,252The complete starting cash picture.
Estimated remaining funds due at closing
$417,252No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$404,283.51
Your down payment$404,283.51
Closing costs + prepaids$12,968.47
Total buyer cash needed$417,251.98
Remaining funds due$417,251.98
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%)$5,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$853.58
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$690.00
Initial HOA (3 months)$8.76
Prepaid interest, first (12 days)$198.12
Fees + prepaids$12,968.47
Your down payment is the seller’s equity. You take over the $170,716 balance, so the rest of the $575,000 price is paid at closing. A second mortgage can cover part of it. $417,251.98 is due at closing. Uses and sources reconcile at $587,968.47 each. Not a Closing Disclosure.