Follow the dollars · Assumption only
A complete cash picture for Dec 16, 2026
Your down payment$398,031Cash toward the purchase price.
Closing costs + prepaids$12,930Not just lender fees.
Before credits & paid funds$410,961The complete starting cash picture.
Estimated remaining funds due at closing
$410,961No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$398,030.82
Your down payment$398,030.82
Closing costs + prepaids$12,929.91
Total buyer cash needed$410,960.72
Remaining funds due$410,960.72
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$834.85
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$706.25
Prepaid interest, first (16 days)$270.81
Fees + prepaids$12,929.91
Your down payment is the seller’s equity. You take over the $166,969 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $410,960.72 is due at closing. Uses and sources reconcile at $577,929.91 each. Not a Closing Disclosure.