Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$441,941Cash toward the purchase price.
Closing costs + prepaids$12,988Not just lender fees.
Before credits & paid funds$454,929The complete starting cash picture.
Estimated remaining funds due at closing
$454,929No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$441,940.65
Your down payment$441,940.65
Closing costs + prepaids$12,987.97
Total buyer cash needed$454,928.62
Remaining funds due$454,928.62
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%)$5,700.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$640.30
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$500.50
Initial HOA (3 months)$402.00
Prepaid interest, first (20 days)$277.17
Fees + prepaids$12,987.97
Your down payment is the seller’s equity. You take over the $128,059 balance, so the rest of the $570,000 price is paid at closing. A second mortgage can cover part of it. $454,928.62 is due at closing. Uses and sources reconcile at $582,987.97 each. Not a Closing Disclosure.