Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$445,256Cash toward the purchase price.
Closing costs + prepaids$17,694Not just lender fees.
Before credits & paid funds$462,950The complete starting cash picture.
Estimated remaining funds due at closing
$462,950No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$445,256.21
Your down payment$445,256.21
Closing costs + prepaids$17,693.88
Total buyer cash needed$462,950.08
Remaining funds due$462,950.08
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%)$8,250.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,898.72
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$990.00
Initial HOA (3 months)$56.25
Prepaid interest, first (12 days)$280.91
Fees + prepaids$17,693.88
Your down payment is the seller’s equity. You take over the $379,744 balance, so the rest of the $825,000 price is paid at closing. A second mortgage can cover part of it. $462,950.08 is due at closing. Uses and sources reconcile at $842,693.88 each. Not a Closing Disclosure.