Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$493,080Cash toward the purchase price.
Closing costs + prepaids$22,985Not just lender fees.
Before credits & paid funds$516,065The complete starting cash picture.
Estimated remaining funds due at closing
$516,065No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$493,080.01
Your down payment$493,080.01
Closing costs + prepaids$22,984.95
Total buyer cash needed$516,064.96
Remaining funds due$516,064.96
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%)$10,990.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,029.60
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$740.25
Initial HOA (3 months)$525.00
Prepaid interest, first (31 days)$1,482.10
Fees + prepaids$22,984.95
Your down payment is the seller’s equity. You take over the $605,920 balance, so the rest of the $1,099,000 price is paid at closing. A second mortgage can cover part of it. $516,064.96 is due at closing. Uses and sources reconcile at $1,121,984.95 each. Not a Closing Disclosure.