Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$391,413Cash toward the purchase price.
Closing costs + prepaids$18,040Not just lender fees.
Before credits & paid funds$409,453The complete starting cash picture.
Estimated remaining funds due at closing
$409,453No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$391,412.83
Your down payment$391,412.83
Closing costs + prepaids$18,040.07
Total buyer cash needed$409,452.90
Remaining funds due$409,452.90
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%)$7,799.99
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,942.93
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$703.25
Initial HOA (3 months)$399.00
Prepaid interest, first (31 days)$976.89
Fees + prepaids$18,040.07
Your down payment is the seller’s equity. You take over the $388,586 balance, so the rest of the $779,999 price is paid at closing. A second mortgage can cover part of it. $409,452.90 is due at closing. Uses and sources reconcile at $798,039.07 each. Not a Closing Disclosure.