Follow the dollars · Assumption only
A complete cash picture for Dec 16, 2026
Your down payment$551,119Cash toward the purchase price.
Closing costs + prepaids$12,593Not just lender fees.
Before credits & paid funds$563,712The complete starting cash picture.
Estimated remaining funds due at closing
$563,712No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$551,118.72
Your down payment$551,118.72
Closing costs + prepaids$12,592.87
Total buyer cash needed$563,711.59
Remaining funds due$563,711.59
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%)$5,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$239.41
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$748.75
Prepaid interest, first (16 days)$146.71
Fees + prepaids$12,592.87
Your down payment is the seller’s equity. You take over the $47,881 balance, so the rest of the $599,000 price is paid at closing. A second mortgage can cover part of it. $563,711.59 is due at closing. Uses and sources reconcile at $611,592.87 each. Not a Closing Disclosure.