Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$311,023Cash toward the purchase price.
Closing costs + prepaids$13,578Not just lender fees.
Before credits & paid funds$324,602The complete starting cash picture.
Estimated remaining funds due at closing
$324,602No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$311,023.32
Your down payment$311,023.32
Closing costs + prepaids$13,578.19
Total buyer cash needed$324,601.50
Remaining funds due$324,601.50
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%)$4,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$869.88
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$899.75
Initial HOA (3 months)$1,065.00
Prepaid interest, first (31 days)$425.55
Fees + prepaids$13,578.19
Your down payment is the seller’s equity. You take over the $173,977 balance, so the rest of the $485,000 price is paid at closing. A second mortgage can cover part of it. $324,601.50 is due at closing. Uses and sources reconcile at $498,578.19 each. Not a Closing Disclosure.