Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$470,312Cash toward the purchase price.
Closing costs + prepaids$21,738Not just lender fees.
Before credits & paid funds$492,050The complete starting cash picture.
Estimated remaining funds due at closing
$492,050No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$470,311.53
Your down payment$470,311.53
Closing costs + prepaids$21,738.08
Total buyer cash needed$492,049.61
Remaining funds due$492,049.61
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%)$8,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,073.44
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,015.25
Initial HOA (3 months)$1,560.00
Prepaid interest, first (31 days)$1,021.38
Fees + prepaids$21,738.08
Your down payment is the seller’s equity. You take over the $414,688 balance, so the rest of the $885,000 price is paid at closing. A second mortgage can cover part of it. $492,049.61 is due at closing. Uses and sources reconcile at $906,738.08 each. Not a Closing Disclosure.