Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$488,652Cash toward the purchase price.
Closing costs + prepaids$18,893Not just lender fees.
Before credits & paid funds$507,545The complete starting cash picture.
Estimated remaining funds due at closing
$507,545No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$488,651.91
Your down payment$488,651.91
Closing costs + prepaids$18,892.99
Total buyer cash needed$507,544.91
Remaining funds due$507,544.91
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%)$2,031.74
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 (1 days)$30.50
Fees + prepaids$18,892.99
Your down payment is the seller’s equity. You take over the $406,348 balance, so the rest of the $895,000 price is paid at closing. A second mortgage can cover part of it. $507,544.91 is due at closing. Uses and sources reconcile at $913,892.99 each. Not a Closing Disclosure.