Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$638,056Cash toward the purchase price.
Closing costs + prepaids$17,158Not just lender fees.
Before credits & paid funds$655,214The complete starting cash picture.
Estimated remaining funds due at closing
$655,214No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$638,056.47
Your down payment$638,056.47
Closing costs + prepaids$17,157.63
Total buyer cash needed$655,214.10
Remaining funds due$655,214.10
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%)$8,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$984.72
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$679.50
Initial HOA (3 months)$350.01
Prepaid interest, first (31 days)$575.40
Fees + prepaids$17,157.63
Your down payment is the seller’s equity. You take over the $196,944 balance, so the rest of the $835,000 price is paid at closing. A second mortgage can cover part of it. $655,214.10 is due at closing. Uses and sources reconcile at $852,157.63 each. Not a Closing Disclosure.