Follow the dollars · Assumption only
A complete cash picture for Dec 15, 2026
Your down payment$511,322Cash toward the purchase price.
Closing costs + prepaids$20,796Not just lender fees.
Before credits & paid funds$532,117The complete starting cash picture.
Estimated remaining funds due at closing
$532,117No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$511,321.63
Your down payment$511,321.63
Closing costs + prepaids$20,795.56
Total buyer cash needed$532,117.19
Remaining funds due$532,117.19
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%)$9,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,193.39
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,187.50
Initial HOA (3 months)$150.00
Prepaid interest, first (17 days)$1,546.67
Fees + prepaids$20,795.56
Your down payment is the seller’s equity. You take over the $438,678 balance, so the rest of the $950,000 price is paid at closing. A second mortgage can cover part of it. $532,117.19 is due at closing. Uses and sources reconcile at $970,795.56 each. Not a Closing Disclosure.