Follow the dollars · Assumption only
A complete cash picture for Dec 18, 2026
Your down payment$595,394Cash toward the purchase price.
Closing costs + prepaids$21,649Not just lender fees.
Before credits & paid funds$617,043The complete starting cash picture.
Estimated remaining funds due at closing
$617,043No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$595,394.11
Your down payment$595,394.11
Closing costs + prepaids$21,648.89
Total buyer cash needed$617,043.01
Remaining funds due$617,043.01
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%)$10,399.90
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,222.98
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,300.00
Initial HOA (3 months)$345.00
Prepaid interest, first (14 days)$1,163.01
Fees + prepaids$21,648.89
Your down payment is the seller’s equity. You take over the $444,596 balance, so the rest of the $1,039,990 price is paid at closing. A second mortgage can cover part of it. $617,043.01 is due at closing. Uses and sources reconcile at $1,061,638.89 each. Not a Closing Disclosure.