Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$402,619Cash toward the purchase price.
Closing costs + prepaids$12,892Not just lender fees.
Before credits & paid funds$415,511The complete starting cash picture.
Estimated remaining funds due at closing
$415,511No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$402,618.68
Your down payment$402,618.68
Closing costs + prepaids$12,892.24
Total buyer cash needed$415,510.93
Remaining funds due$415,510.93
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%)$5,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$811.91
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$785.25
Initial HOA (3 months)$156.00
Prepaid interest, first (1 days)$21.09
Fees + prepaids$12,892.24
Your down payment is the seller’s equity. You take over the $162,381 balance, so the rest of the $565,000 price is paid at closing. A second mortgage can cover part of it. $415,510.93 is due at closing. Uses and sources reconcile at $577,892.24 each. Not a Closing Disclosure.