Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$401,047Cash toward the purchase price.
Closing costs + prepaids$21,964Not just lender fees.
Before credits & paid funds$423,011The complete starting cash picture.
Estimated remaining funds due at closing
$423,011No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$401,047.08
Your down payment$401,047.08
Closing costs + prepaids$21,963.86
Total buyer cash needed$423,010.94
Remaining funds due$423,010.94
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%)$10,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,239.76
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,258.75
Initial HOA (3 months)$65.01
Prepaid interest, first (12 days)$692.33
Fees + prepaids$21,963.86
Your down payment is the seller’s equity. You take over the $647,953 balance, so the rest of the $1,049,000 price is paid at closing. A second mortgage can cover part of it. $423,010.94 is due at closing. Uses and sources reconcile at $1,070,963.86 each. Not a Closing Disclosure.