Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$534,925Cash toward the purchase price.
Closing costs + prepaids$17,087Not just lender fees.
Before credits & paid funds$552,013The complete starting cash picture.
Estimated remaining funds due at closing
$552,013No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$534,925.27
Your down payment$534,925.27
Closing costs + prepaids$17,087.35
Total buyer cash needed$552,012.62
Remaining funds due$552,012.62
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%)$8,150.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,400.37
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$978.00
Initial HOA (3 months)$50.01
Prepaid interest, first (12 days)$290.97
Fees + prepaids$17,087.35
Your down payment is the seller’s equity. You take over the $280,075 balance, so the rest of the $815,000 price is paid at closing. A second mortgage can cover part of it. $552,012.62 is due at closing. Uses and sources reconcile at $832,087.35 each. Not a Closing Disclosure.