Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$412,347Cash toward the purchase price.
Closing costs + prepaids$11,887Not just lender fees.
Before credits & paid funds$424,234The complete starting cash picture.
Estimated remaining funds due at closing
$424,234No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$412,347.28
Your down payment$412,347.28
Closing costs + prepaids$11,886.92
Total buyer cash needed$424,234.20
Remaining funds due$424,234.20
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%)$5,050.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$463.26
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$515.50
Initial HOA (3 months)$147.00
Prepaid interest, first (31 days)$243.16
Fees + prepaids$11,886.92
Your down payment is the seller’s equity. You take over the $92,653 balance, so the rest of the $505,000 price is paid at closing. A second mortgage can cover part of it. $424,234.20 is due at closing. Uses and sources reconcile at $516,886.92 each. Not a Closing Disclosure.