Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$384,604Cash toward the purchase price.
Closing costs + prepaids$21,293Not just lender fees.
Before credits & paid funds$405,896The complete starting cash picture.
Estimated remaining funds due at closing
$405,896No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$384,603.73
Your down payment$384,603.73
Closing costs + prepaids$21,292.63
Total buyer cash needed$405,896.36
Remaining funds due$405,896.36
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%)$9,650.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,901.98
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$832.75
Initial HOA (3 months)$462.00
Prepaid interest, first (26 days)$1,227.90
Fees + prepaids$21,292.63
Your down payment is the seller’s equity. You take over the $580,396 balance, so the rest of the $965,000 price is paid at closing. A second mortgage can cover part of it. $405,896.36 is due at closing. Uses and sources reconcile at $986,292.63 each. Not a Closing Disclosure.