Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$408,216Cash toward the purchase price.
Closing costs + prepaids$12,490Not just lender fees.
Before credits & paid funds$420,706The complete starting cash picture.
Estimated remaining funds due at closing
$420,706No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$408,216.33
Your down payment$408,216.33
Closing costs + prepaids$12,490.07
Total buyer cash needed$420,706.41
Remaining funds due$420,706.41
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%)$5,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$703.92
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$658.75
Prepaid interest, first (12 days)$169.40
Fees + prepaids$12,490.07
Your down payment is the seller’s equity. You take over the $140,784 balance, so the rest of the $549,000 price is paid at closing. A second mortgage can cover part of it. $420,706.41 is due at closing. Uses and sources reconcile at $561,490.07 each. Not a Closing Disclosure.