Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$509,434Cash toward the purchase price.
Closing costs + prepaids$16,134Not just lender fees.
Before credits & paid funds$525,568The complete starting cash picture.
Estimated remaining funds due at closing
$525,568No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$509,433.68
Your down payment$509,433.68
Closing costs + prepaids$16,134.28
Total buyer cash needed$525,567.96
Remaining funds due$525,567.96
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%)$7,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,177.83
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$894.00
Initial HOA (3 months)$135.00
Prepaid interest, first (12 days)$259.45
Fees + prepaids$16,134.28
Your down payment is the seller’s equity. You take over the $235,566 balance, so the rest of the $745,000 price is paid at closing. A second mortgage can cover part of it. $525,567.96 is due at closing. Uses and sources reconcile at $761,134.28 each. Not a Closing Disclosure.