Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$395,323Cash toward the purchase price.
Closing costs + prepaids$15,645Not just lender fees.
Before credits & paid funds$410,968The complete starting cash picture.
Estimated remaining funds due at closing
$410,968No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$395,322.73
Your down payment$395,322.73
Closing costs + prepaids$15,645.25
Total buyer cash needed$410,967.98
Remaining funds due$410,967.98
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%)$6,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,318.39
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,322.25
Initial HOA (3 months)$174.00
Prepaid interest, first (31 days)$772.61
Fees + prepaids$15,645.25
Your down payment is the seller’s equity. You take over the $263,677 balance, so the rest of the $659,000 price is paid at closing. A second mortgage can cover part of it. $410,967.98 is due at closing. Uses and sources reconcile at $674,645.25 each. Not a Closing Disclosure.