Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$549,453Cash toward the purchase price.
Closing costs + prepaids$12,161Not just lender fees.
Before credits & paid funds$561,614The complete starting cash picture.
Estimated remaining funds due at closing
$561,614No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$549,453.02
Your down payment$549,453.02
Closing costs + prepaids$12,161.38
Total buyer cash needed$561,614.40
Remaining funds due$561,614.40
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%)$5,799.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$152.23
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$696.00
Prepaid interest, first (12 days)$46.15
Fees + prepaids$12,161.38
Your down payment is the seller’s equity. You take over the $30,447 balance, so the rest of the $579,900 price is paid at closing. A second mortgage can cover part of it. $561,614.40 is due at closing. Uses and sources reconcile at $592,061.38 each. Not a Closing Disclosure.