Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$489,623Cash toward the purchase price.
Closing costs + prepaids$19,466Not just lender fees.
Before credits & paid funds$509,089The complete starting cash picture.
Estimated remaining funds due at closing
$509,089No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$489,623.17
Your down payment$489,623.17
Closing costs + prepaids$19,466.25
Total buyer cash needed$509,089.43
Remaining funds due$509,089.43
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%)$2,026.88
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,224.75
Initial HOA (3 months)$438.00
Prepaid interest, first (20 days)$608.62
Fees + prepaids$19,466.25
Your down payment is the seller’s equity. You take over the $405,377 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $509,089.43 is due at closing. Uses and sources reconcile at $914,466.25 each. Not a Closing Disclosure.