Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$478,769Cash toward the purchase price.
Closing costs + prepaids$11,930Not just lender fees.
Before credits & paid funds$490,699The complete starting cash picture.
Estimated remaining funds due at closing
$490,699No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$478,769.47
Your down payment$478,769.47
Closing costs + prepaids$11,929.86
Total buyer cash needed$490,699.33
Remaining funds due$490,699.33
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%)$5,475.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$343.65
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$292.50
Initial HOA (3 months)$11.76
Prepaid interest, first (30 days)$338.95
Fees + prepaids$11,929.86
Your down payment is the seller’s equity. You take over the $68,731 balance, so the rest of the $547,500 price is paid at closing. A second mortgage can cover part of it. $490,699.33 is due at closing. Uses and sources reconcile at $559,429.86 each. Not a Closing Disclosure.