Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$513,802Cash toward the purchase price.
Closing costs + prepaids$19,104Not just lender fees.
Before credits & paid funds$532,906The complete starting cash picture.
Estimated remaining funds due at closing
$532,906No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$513,801.90
Your down payment$513,801.90
Closing costs + prepaids$19,104.33
Total buyer cash needed$532,906.22
Remaining funds due$532,906.22
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%)$8,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,905.99
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$944.75
Initial HOA (3 months)$507.00
Prepaid interest, first (20 days)$578.59
Fees + prepaids$19,104.33
Your down payment is the seller’s equity. You take over the $381,198 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $532,906.22 is due at closing. Uses and sources reconcile at $914,104.33 each. Not a Closing Disclosure.