Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$437,321Cash toward the purchase price.
Closing costs + prepaids$12,524Not just lender fees.
Before credits & paid funds$449,845The complete starting cash picture.
Estimated remaining funds due at closing
$449,845No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$437,320.66
Your down payment$437,320.66
Closing costs + prepaids$12,524.18
Total buyer cash needed$449,844.84
Remaining funds due$449,844.84
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%)$5,409.90
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$518.35
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$408.50
Initial HOA (3 months)$336.00
Prepaid interest, first (27 days)$383.43
Fees + prepaids$12,524.18
Your down payment is the seller’s equity. You take over the $103,669 balance, so the rest of the $540,990 price is paid at closing. A second mortgage can cover part of it. $449,844.84 is due at closing. Uses and sources reconcile at $553,514.18 each. Not a Closing Disclosure.