Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$385,111Cash toward the purchase price.
Closing costs + prepaids$12,489Not just lender fees.
Before credits & paid funds$397,599The complete starting cash picture.
Estimated remaining funds due at closing
$397,599No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$385,110.54
Your down payment$385,110.54
Closing costs + prepaids$12,488.83
Total buyer cash needed$397,599.37
Remaining funds due$397,599.37
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$824.45
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$269.25
Prepaid interest, first (31 days)$427.13
Fees + prepaids$12,488.83
Your down payment is the seller’s equity. You take over the $164,889 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $397,599.37 is due at closing. Uses and sources reconcile at $562,488.83 each. Not a Closing Disclosure.