Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$511,527Cash toward the purchase price.
Closing costs + prepaids$17,042Not just lender fees.
Before credits & paid funds$528,569The complete starting cash picture.
Estimated remaining funds due at closing
$528,569No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$511,526.86
Your down payment$511,526.86
Closing costs + prepaids$17,041.66
Total buyer cash needed$528,568.52
Remaining funds due$528,568.52
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%)$7,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,317.37
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$885.50
Initial HOA (3 months)$195.00
Prepaid interest, first (31 days)$675.79
Fees + prepaids$17,041.66
Your down payment is the seller’s equity. You take over the $263,473 balance, so the rest of the $775,000 price is paid at closing. A second mortgage can cover part of it. $528,568.52 is due at closing. Uses and sources reconcile at $792,041.66 each. Not a Closing Disclosure.