Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$536,434Cash toward the purchase price.
Closing costs + prepaids$13,217Not just lender fees.
Before credits & paid funds$549,651The complete starting cash picture.
Estimated remaining funds due at closing
$549,651No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$536,434.12
Your down payment$536,434.12
Closing costs + prepaids$13,216.68
Total buyer cash needed$549,650.81
Remaining funds due$549,650.81
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%)$6,345.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$490.33
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$761.50
Prepaid interest, first (12 days)$151.85
Fees + prepaids$13,216.68
Your down payment is the seller’s equity. You take over the $98,066 balance, so the rest of the $634,500 price is paid at closing. A second mortgage can cover part of it. $549,650.81 is due at closing. Uses and sources reconcile at $647,716.68 each. Not a Closing Disclosure.