Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$435,944Cash toward the purchase price.
Closing costs + prepaids$18,639Not just lender fees.
Before credits & paid funds$454,583The complete starting cash picture.
Estimated remaining funds due at closing
$454,583No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$435,943.85
Your down payment$435,943.85
Closing costs + prepaids$18,639.41
Total buyer cash needed$454,583.26
Remaining funds due$454,583.26
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%)$7,600.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,620.28
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,900.00
Initial HOA (3 months)$225.00
Prepaid interest, first (31 days)$1,076.13
Fees + prepaids$18,639.41
Your down payment is the seller’s equity. You take over the $324,056 balance, so the rest of the $760,000 price is paid at closing. A second mortgage can cover part of it. $454,583.26 is due at closing. Uses and sources reconcile at $778,639.41 each. Not a Closing Disclosure.