Follow the dollars · Assumption only
A complete cash picture for Nov 29, 2026
Your down payment$431,434Cash toward the purchase price.
Closing costs + prepaids$12,045Not just lender fees.
Before credits & paid funds$443,479The complete starting cash picture.
Estimated remaining funds due at closing
$443,479No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$431,433.87
Your down payment$431,433.87
Closing costs + prepaids$12,045.11
Total buyer cash needed$443,478.98
Remaining funds due$443,478.98
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%)$5,400.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$542.83
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$566.50
Initial HOA (3 months)$45.00
Prepaid interest, first (2 days)$22.78
Fees + prepaids$12,045.11
Your down payment is the seller’s equity. You take over the $108,566 balance, so the rest of the $540,000 price is paid at closing. A second mortgage can cover part of it. $443,478.98 is due at closing. Uses and sources reconcile at $552,045.11 each. Not a Closing Disclosure.